Z-5699-B Staff AnalysisFILE NO.: Z -5699-B
NAME: Robertson Revised Short -form PCD
LOCATION: Located at 800 North Spruce Street
DEVELOPER:
MLC Properties
1105 N. Monroe Street
Little Rock, AR 72205
SURVEYOR:
Tim Tyler Surveying and
240 HWY 65 North
Conway, AR 72032
AREA: .148 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE
Mapping
NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
PCD and R-2, Single-family non -conforming commercial
Florist, Children's Shop, Single-family and non -conforming
retail
PCD
C-1, Neighborhood Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The request consists of two lots. The northern lot, adjacent to Kavanaugh Boulevard, is
zoned R-2, Single-family with a C-1, Neighborhood Commercial non -conforming status.
The Board of Directors approved Ordinance No. 16,466 establishing Joseph's Short -
form PCD for the southern lot on August 3, 1993. The PCD allowed for the placement
of Joseph's Distinctive Floral Service at the location and no alternative uses. The Board
also approved a waiver of the sidewalk and street improvements to "G" Street with the
same Ordinance.
Ordinance No. 18,681 adopted by the Little Rock Board of Directors on May 7, 2000,
revised the previously approved PCD for the southern lot to allow a retail use Kid's Stuff
clothing store to locate in the building.
FILE NO.: Z -5699-B (Cont.
A.
:3
C
0
E
PROPOSAL/REQUEST:
The applicant is seeking a revision to the PCD to expand the area to include Lot
5 and to expand the allowable uses for the site to include C-1, Neighborhood
Commercial uses for both properties. The properties in question have both been
retail establishments since at least 1992.
The property was purchased by the applicant in December of 2005 and he has
spent the past 18 months remodeling both buildings. The current zoning for the
northern lot is R-2, Single-family with a non -conforming status for commercial
uses. The applicant intends to establish a single zoning for both properties. The
intended short-term use is to locate a professional office on Lot 4 and lease Lot 5
as an appropriate C-1, Neighborhood Commercial use.
On Lot 5 the future building designation indicates a previous portion of the
building which was removed due to significant termite and water damage. The
applicant desires to replace this square footage in the future with new
construction.
EXISTING CONDITIONS:
The site contains a converted single-family structure, which was previously a
children's clothing shop and a floral service and is now occupied by an office use.
The northern building is a commercial building which is presently vacant. A bank
and a strip commercial center is located north of Kavanaugh Boulevard. The
area to the east is also commercial, Leo's Greek Castle Restaurant. The uses to
the south and west are a mix of single-family and multi -family residential. "G"
Street is an unimproved "chip -seal" roadway with open ditches for drainage.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All owners of property located within 200 feet of the proposed
site along with the Hillcrest Residents Neighborhood Association and all
residents, who could be identified, located within 300 -feet of the site were notified
of the Public Hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS;
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
2
FILE NO.: Z-5699-B Cont.
Entergy: No comment received.
Center -Point_ Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #1 — Pulaski Height Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a revised Short form PCD.
The request does not require a change to the Land Use Plan.
Master Street Plan: North Spruce is shown as a Local Street and Kavanaugh
Boulevard is shown as a Collector. The primary function of a Collector Street is
to provide a connection from Local Streets to Arterials. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kavanaugh Boulevard. A
Class III bikeway is a signed route on a street shared with traffic. No additional
paving or right-of-way is required. Class III bicycle route signage may be
required.
Neighborhood Action Plan: The Hillcrest Plan covers this area. The Zoning and
Land Use goal states: "Revamp how commercial property is developed, locating
structures up to the property line at the street and placing parking in the rear,
thereby making the street facade permeable."
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A couple of street trees would be appreciated along Kavanaugh Boulevard.
3
FILE NO.: Z -5699-B (Cont.
3. Credit can be given for the on site trees that remain towards meeting the
minimal landscape ordinance requirements.
4. The property to the west is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required along the western perimeter of
the site.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007)
The applicant was not present. Staff presented an overview of the proposed
development stating there were few outstanding technical issues associated with
the request in need of addressing. Staff stated they would contact the applicant
and work with them directly to resolve any concern prior to the public hearing.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the October 18, 2007, Subdivision Committee meeting. The applicant
has provided the location of a proposed dumpster facility, provided the proposed
uses of the building and indicated parking will be provided by the abutting streets
as allowed in the Hillcrest Design Overlay District. The applicant is seeking a
waiver of the screening requirement along the western perimeter. There is an
existing five to six foot fence in place along this property line and the applicant is
requesting the existing fencing to serve as the required screening. Staff is
supportive of the existing fence to serve as screening. Staff does however
recommend if the existing fence is removed by the adjoining property owners the
applicant provide the required screening.
The site plan indicates signage to serve the development. The sign to serve Lot
4 is proposed with a maximum height of four feet and a maximum sign area of
40 square feet. Building signage has not been indicated for Lot 4. Staff
recommends building signage not exceed signage typically allowed per the
zoning ordinance and the Hillcrest Design Overlay District.
Building mounted signage is proposed to serve Lot 5. Signage along Spruce
Street is proposed with a maximum of three feet and a maximum sign area of
36 square feet. Signage along Kavanaugh Boulevard is proposed with a
maximum height of four feet and a maximum sign area of 80 square feet. The
signage along Spruce Street is proposed as roof mounted signage as has
existed for a number of years.
The site plan indicates one on-site parking space. The Hillcrest Design Overlay
District establishes the parking requirements within the district to be 50 percent of
4
FILE NO.: Z -5699-B Cont.
that required by Article VIII of the zoning ordinance. Based on the typical
minimum parking required for a commercial development 11 spaces would
typically be required. Off-site parking and street parking is allowed to count
toward the required parking. The site is abutted on three sides by streets with a
total of 288 feet of abutting streets. Credit is given at one space per 10 linear
feet of street frontage for a total credit of 28 parking spaces. The parking
indicated is adequate to meet the standards established by the Hillcrest Design
Overlay District.
Staff is supportive of the request. The applicant is seeking approval to allow C-1,
Neighborhood Commercial uses for the site. Presently the site is a
non -conforming commercial use and the allowance of a clothing store and florist
shop. The site is located in a commercial area of Hillcrest with commercial
activities to the north of and to the east of the site. G Street to the south starts
the residential uses of the neighborhood. Although there is limited on-site
parking the parking is adequate to meet the standards established by the
Hillcrest Design Overlay District. To staff's knowledge there are no remaining
outstanding issues associated with the request.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff also presented recommendations of should the fencing located along the
property line of the site and the adjoining western properties be removed the applicant
install fencing to provide the required screening and the applicant continue to work with
staff to determine a suitable location for the dumpster/trash receptacles.
Mr. Mark Robertson addressed the Commission on the merits of his request. He stated
the development was to provide an established zoning for the two lots. He stated the
request included the allowance of C-1, Neighborhood Commercial uses for the
development.
Mr. Mark Helm addressed the Commission on behalf of the Hillcrest Residents
Association. He stated the neighborhood association was in full support of the request.
He stated the association did not feel restrictions were necessary due to the nature of
the property. He stated if the site became a nuisance then the matter could be handled
through code enforcement.
Ms. Emese Boone addressed the Commission in opposition. She stated her home was
located adjacent to the property and was most impacted by the dumpster and the
5
FILE NO.: Z -5699-B (Cont.
grease trap. She stated the dumpster would be located near where her young child
would play. She stated the smell of the grease trap was offensive and did not want a
grease trap located so near her home.
The Commission questioned Mr. Robertson as to the need for a dumpster and a grease
trap. Commissioner Rector questioned if the Hillcrest Residents Association knew they
were supporting a dumpster in the right of way of Kavanaugh Boulevard. Mr. Robertson
stated the site was a difficult site and there was no other location for a dumpster. Staff
stated they had indicated they would work with Mr. Robertson but did not support the
dumpster located on Kavanaugh Boulevard. There was a general discussion of placing
the dumpster near G Street and rolling out the dumpster to the street for pickup. The
Commission suggested Mr. Robertson share a facility with a neighboring business.
Mr. Robertson stated he should not be required to make his tenants carry their garbage.
The Commission stated this was merely a suggestion he could present his application
as he saw fit.
There was a general discussion concerning the grease trap and the need for a grease
trap. The Commission stated a grease trap was located underground and was similar
to a septic system. They stated a grease separator was located above ground and
could smell. The Commission suggested Mr. Robertson commit to a grease trap and
not an above ground grease separator.
Mr. Randy Thurman addressed the Commission with concerns. He stated there was no
where to park on G Street and the grade of G Street and the drive located on the
applicant's property would not allow for the placement of a dumpster in this area.
The Commission continued to discuss options for placement of the dumpster with
Mr. Robertson. The Commission questioned if a dumpster was necessary.
Mr. Robertson stated he did not know. The Commission suggested Mr. Robertson
amend his application and if he did need a dumpster in the future then the PCD could
be amended to locate a dumpster. Mr. Robertson amended his application to remove
the request for an on site dumpster. He also placed a limit there would not be an above
ground grease receptacle on the site.
There was no further discussion of the item. The chair entertained a motion approval of
the item as amended. The motion carried by a vote of 9 ayes, 1 noes, 0 absent and
1 absent.
November 8, 2007
ITEM NO.: 13 FILE NO.: Z -5699-B
NAME: Robertson Revised Short -form PCD
LOCATION: Located at 800 North Spruce Street
DEVELOPER:
MLC Properties
1105 N. Monroe Street
Little Rock, AR 72205
SURVEYOR:
Tim Tyler Surveying and Mapping
240 HWY 65 North
Conway, AR 72032
AREA: .148 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and R-2, Single-family non -conforming commercial
ALLOWED USES: Florist, Children's Shop, Single-family and non -conforming
retail
PROPOSED ZONING: PCD
PROPOSED USE: C-1, Neighborhood Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND_
The request consists of two lots. The northern lot, adjacent to Kavanaugh Boulevard, is
zoned R-2, Single-family with a C-1, Neighborhood Commercial non -conforming status.
The Board of Directors approved Ordinance No. 16,466 establishing Joseph's Short -
form PCD for the southern lot on August 3, 1993. The PCD allowed for the placement
of Joseph's Distinctive Floral Service at the location and no alternative uses. The Board
also approved a waiver of the sidewalk and street improvements to "G" Street with the
same Ordinance.
Ordinance No. 18,681 adopted by the Little Rock Board of Directors on May 7, 2000,
revised the previously approved PCD for the southern lot to allow a retail use Kid's Stuff
clothing store to locate in the building.
November 8, 2007
SUBDIVISION
ITEM NO.: 13
A. PROPOSAUREQUEST:
FILE NO.: Z -5699-B
The applicant is seeking a revision to the PCD to expand the area to include Lot
5 and to expand the allowable uses for the site to include C-1, Neighborhood
Commercial uses for both properties. The properties in question have both been
retail establishments since at least 1992.
The property was purchased by the applicant in December of 2005 and he has
spent the past 18 months remodeling both buildings. The current zoning for the
northern lot is R-2, Single-family with a non -conforming status for commercial
uses. The applicant intends to establish a single zoning for both properties. The
intended short-term use is to locate a professional office on Lot 4 and lease Lot 5
as an appropriate C-1, Neighborhood Commercial use.
On Lot 5 the future building designation indicates a previous portion of the
building which was removed due to significant termite and water damage. The
applicant desires to replace this square footage in the future with new
construction.
B. EXISTING CONDITIONS:
The site contains a converted single-family structure, which was previously a
children's clothing shop and a floral service and is now occupied by an office use.
The northern building is a commercial building which is presently vacant. A bank
and a strip commercial center is located north of Kavanaugh Boulevard. The
area to the east is also commercial, Leo's Greek Castle Restaurant. The uses to
the south and west are a mix of single-family and multi -family residential. "G"
Street is an unimproved "chip -seal" roadway with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All owners of property located within 200 feet of the proposed
site along with the Hillcrest Residents Neighborhood Association and all
residents, who could be identified, located within 300 -feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2
November 8, 2007
SUBDIVISION
TEM NO.: 13 (Cont.) FILE NO.: Z -5699-B
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #1 — Pulaski Height Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a revised Short form PCD.
The request does not require a change to the Land Use Plan.
Master Street Plan: North Spruce is shown as a Local Street and Kavanaugh
Boulevard is shown as a Collector. The primary function of a Collector Street is
to provide a connection from Local Streets to Arterials. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kavanaugh Boulevard. A
Class III bikeway is a signed route on a street shared with traffic. No additional
paving or right-of-way is required. Class III bicycle route signage may be
required.
Neighborhood Action Plan: The Hillcrest Plan covers this area. The Zoning and
Land Use goal states: "Revamp how commercial property is developed, locating
structures up to the property line at the street and placing parking in the rear,
thereby making the street fagade permeable."
3
November 8, 2007
SUBDIVISION
FILE NO.: Z -5699-B
Lance:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A couple of street trees would be appreciated along Kavanaugh Boulevard.
3. Credit can be given for the on site trees that remain towards meeting the
minimal landscape ordinance requirements.
4. The property to the west is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required along the western perimeter of
the site.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007)
The applicant was not present. Staff presented an overview of the proposed
development stating there were few outstanding technical issues associated with
the request in need of addressing. Staff stated they would contact the applicant
and work with them directly to resolve any concern prior to the public hearing.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the October 18, 2007, Subdivision Committee meeting. The applicant
has provided the location of a proposed dumpster facility, provided the proposed
uses of the building and indicated parking will be provided by the abutting streets
as allowed in the Hillcrest Design Overlay District. The applicant is seeking a
waiver of the screening requirement along the western perimeter. There is an
existing five to six foot fence in place along this property line and the applicant is
requesting the existing fencing to serve as the required screening. Staff is
supportive of the existing fence to serve as screening. Staff does however
recommend if the existing fence is removed by the adjoining property owners the
applicant provide the required screening.
The site plan indicates signage to serve the development. The sign to serve Lot
4 is proposed with a maximum height of four feet and a maximum sign area of
40 square feet. Building signage has not been indicated for Lot 4. Staff
recommends building signage not exceed signage typically allowed per the
zoning ordinance and the Hillcrest Design Overlay District.
IH
November 8, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.
FILE NO.: Z -5699-B
Building mounted signage is proposed to serve Lot 5. Signage along Spruce
Street is proposed with a maximum of three feet and a maximum sign area of
36 square feet. Signage along Kavanaugh Boulevard is proposed with a
maximum height of four feet and a maximum sign area of 80 square feet. The
signage along Spruce Street is proposed as roof mounted signage as has
existed for a number of years.
The site plan indicates one on-site parking space. The Hillcrest Design Overlay
District establishes the parking requirements within the district to be 50 percent of
that required by Article VIII of the zoning ordinance. Based on the typical
minimum parking required for a commercial development 11 spaces would
typically be required. Off-site parking and street parking is allowed to count
toward the required parking. The site is abutted on three sides by streets with a
total of 288 feet of abutting streets. Credit is given at one space per 10 linear
feet of street frontage for a total credit of 28 parking spaces. The parking
indicated is adequate to meet the standards established by the Hillcrest Design
Overlay District.
Staff is supportive of the request. The applicant is seeking approval to allow C-1,
Neighborhood Commercial uses for the site. Presently the site is a
non -conforming commercial use and the allowance of a clothing store and florist
shop. The site is located in a commercial area of Hillcrest with commercial
activities to the north of and to the east of the site. G Street to the south starts
the residential uses of the neighborhood. Although there is limited on-site
parking the parking is adequate to meet the standards established by the
Hillcrest Design Overlay District. To staff's knowledge there are no remaining
outstanding issues associated with the request.
i. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION:
(NOVEMBER 8, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff also presented recommendations of should the fencing located along the
property line of the site and the adjoining western properties be removed the applicant
install fencing to provide the required screening and the applicant continue to work with
staff to determine a suitable location for the dumpster/trash receptacles.
Mr. Mark Robertson addressed the Commission on the merits of his request. He stated
the development was to provide an established zoning for the two lots. He stated the
5
November 8, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -5699-B
request included the allowance of C-1, Neighborhood Commercial uses for the
development.
Mr. Mark Helm addressed the Commission on behalf of the Hillcrest Residents
Association. He stated the neighborhood association was in full support of the request.
He stated the association did not feel restrictions were necessary due to the nature of
the property. He stated if the site became a nuisance then the matter could be handled
through code enforcement.
Ms. Emese Boone addressed the Commission in opposition. She stated her home was
located adjacent to the property and was most impacted by the dumpster and the
grease trap. She stated the dumpster would be located near where her young child
would play. She stated the smell of the grease trap was offensive and did not want a
grease trap located so near her home.
The Commission questioned Mr. Robertson as to the need for a dumpster and a grease
trap. Commissioner Rector questioned if the Hillcrest Residents Association knew they
were supporting a dumpster in the right of way of Kavanaugh Boulevard. Mr. Robertson
stated the site was a difficult site and there was no other location for a dumpster. Staff
stated they had indicated they would work with Mr. Robertson but did not support the
dumpster located on Kavanaugh Boulevard. There was a general discussion of placing
the dumpster near G Street and rolling out the dumpster to the street for pickup. The
Commission suggested Mr. Robertson share a facility with a neighboring business.
Mr. Robertson stated he should not be required to make his tenants carry their garbage.
The Commission stated this was merely a suggestion he could present his application
as he saw fit.
There was a general discussion concerning the grease trap and the need for a grease
trap. The Commission stated a grease trap was located underground and was similar
to a septic system. They stated a grease separator was located above ground and
could smell. The Commission suggested Mr. Robertson commit to a grease trap and
not an above ground grease separator.
Mr. Randy Thurman addressed the Commission with concerns. He stated there was no
where to park on G Street and the grade of G Street and the drive located on the
applicant's property would not allow for the placement of a dumpster in this area.
The Commission continued to discuss options for placement of the dumpster with
Mr. Robertson. The Commission questioned if a dumpster was necessary.
Mr. Robertson stated he did not know. The Commission suggested Mr. Robertson
amend his application and if he did need a dumpster in the future then the PCD could
be amended to locate a dumpster. Mr. Robertson amended his application to remove
the request for an on site dumpster. He also placed a limit there would not be an above
ground grease receptacle on the site.
101
November 8, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.
There was no further discussion of the item.
the item as amended. The motion carried
1 absent.
7
FILE NO.: Z -5699-B
The chair entertained a motion approval of
by a vote of 9 ayes, 1 noes, 0 absent and
ITEM NO.: 13. Z -5699-B
NAME: Robertson Revised Short -form PCD
LOCATION: located at 800 North Spruce Street
Planning Staff Comments:
1. Provide notification of all property owners located within 200 -feet of the site,
complete with the certified abstract list, notice form with affidavit executed and
proof of mailing. The notice must be mailed no later than October 24, 2007.
The Office of Planning and Development must receive the proof of notice no
later than November 2, 2007. (completed]
2. The site is located within the Hillcrest Overlay District of the City of Little
Rock. The Overlay District provides the following typical requirements:
Provide details of each of the items and measures for addressing these items.
a. Non-residential district regulations shall apply to any office and
commercial zoned land within the District. New and renovated
buildings (more than 50% - exterior surface area altered) shall be
compatible with existing scale, setbacks and massing of the
buildings in the immediate area.
a. Facades: Ground level facades shall reflect the same
building materials as existing commercial buildings in the
one block area adjacent to and across from the location.
Fagade materials may be any standard material, except,
corrugated or ribbed materials. (over 50% of existing
fa ade remained intact
b. Setbacks from street and alley shall meet current code
requirements, expect setbacks may align with
surrounding structures. (buildings are existing;
c. Height — the maximum building height shall be 39 -feet or
three stories, measured fro the "grade plane" to the ridge -
line of the highest roof surface. {buildings are existing]
d. Building form — Wall projects or recesses a minimum of
three feet depth and a minimum of 20 -feet contiguous
feet not to extend over twenty percent of the facade shall
be required. Arcades, display windows, entry areas or
awnings shall exist along at least sixty percent of the
facade. (buildings are existing)
e. Buildings shall maintain a distinction between upper and
lower levels; any elevation greater than eighteen feet in
height shall contain an architectural treatment, which
visually divides the structure into `stories'. (buildings are
existing)
Ttem it 1 I
f. New construction wider than the 100 linear feet shall be
massed so as to visually break the structure at intervals
not less than 100 feet. (buildings are exisfing3
g. Roof lines shall be varied with a change in height every
one hundred linear feet in building length. Parapets,
mansard roofs, gable roofs, high roofs shall be used to
conceal flat roofs and roof top equipment. (buildings are
existi
b. Exterior building facade; predominate exterior building materials
shall not be smooth -faced concrete block, tilt -up concrete panels or
prefabricated steel panels. {buildings are existing)
c. Parking — Standard parking requirements — Parking requirements
within the district shall be 50% of that required by Article VIII of the
zoning ordinance. The maximum parking allowed shall be the
minimum standard established. (parking shall be along street
except for 2 parking spaces at west end of lot 4)
d. Off-site parking — Where on -street parking is allowed it shall be
credited toward the parking requirements at a rate of one space per
ten linear feet of street frontage. Parking spaces within a common
parking facility may be counted toward the parking requirements of
any development. The total number of parking spaces within the
common parking facility shall not be less than the sum of
requirements for the various individual uses utilizing the facility.
e. Parking facilities— surface parking shall be limited to the side and
rear of structures. No parking shall be allowed in the front -yard
setback. Surface parking is to be located behind or adjacent to a
structure, never between the building and any abutting street. Any
parking structure shall be required to have active uses on the
ground level other than parking (such as quiet office, or
neighborhood retail uses.)
f. Signage — Permitted signs shall be as in Section 36-553 signs
permitted in institutional and office zones. On the street level, the
maximum area of signage may be doubled if at least 50% of the
street -level office and retail space has direct access to the street.
The heights point on any commercial sign attached to the building
shall not exceed the corresponding building height. Free standing
commercial signs may not exceed 18 -feet in height. Neon lit signs
greater than 30 square feet are prohibited. Off -premise signs are
prohibited. (see location and size of signs on site plan. No signs
have been designed to date, so these are maximums)
g. Lighting — The purpose of the section is to regulate the intensity of
exterior lighting. The intent is to prevent light from commercial
developments from excessively illuminating the property in
question, other properties or night sky. Only light fixtures that are
categorized as full cut-off fixtures shall be permitted. The use of
fully shielded floodlights are permitted but not encouraged. The
It, -.m * 11
following are specific standards for lighting intensity based upon the
activities performed involved. Values are presented in allowable
foot-candles (fc) maintained (measured horizontally) at grade and
are to be averaged throughout the site. Pedestrian areas/sidewalks
Minimum 0.2 fc Maximum 1.0 fc - Building entries Minimum 1.0 fc
Maximum 10.0 fc - Parking areas Minimum 2.0 fc Maximum 4.0 fc.
Up lighting may be used to illuminate a building, landscaping
element or architectural feature, provided the lighting design has a
maximum luminance of 12 fc, measured in a vertical plane. Down
lighting is preferred. (no new exterior lighting is planned at this
point. Any future lighting design will be sympathetic to design
criteria.)
h. A lighting plan shall be submitted for staff review and approval prior
to the issuance of a building permit. Section 36-434.15(6)(a)(b)(c)
provides details of the requirements for submission of the lighting
plan.
3. Are the future uses for Lot 4 C-1, Neighborhood Commercial uses? hLes
intent is to allow for any future use aggra riate for G-1.
4. Provide details of the proposed signage including location, total height and
total area. Also provide details of any proposed building signage. see site
Jan for proposed locations and maximum sizes. Signs have not been
designed at this point)
5. Will there be a dumpster located on the site? If so provide the location and a
note indicating the hours of service. (see site plan for Lot 5, final location
hours of service to be determined and approved)
6. The site plan indicates the placement of one to two one-site parking spaces.
This is maximum allowable space. These propel-ties have functioned for over
15+ years with a similar parking arrangement. There is street parking on
Kavanaugh, Spruce and G Streets)
7. Provide details of any proposed fencing including location, construction
material and height. See site plan for existing and proposed fencing and
materials
Variance/VI/aivers: None requested.
Public Works Conditions:
Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. (no damaged curbs or wales
Utilities and Fire DepartmentlCounty Planning:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Ttam # IA
Entergy: No comment received.
Center -Point_ Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #1 — Pulaski Height Route.
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a revised Short form PCD.
The request does not require a change to the Land Use Plan.
Master Street Plan: North Spruce is shown as a Local Street and Kavanaugh
Boulevard is shown as a Collector. The primary function of a Collector Street is
to provide a connection from Local Streets to Arterials. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as "Commercial Streets". These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan_ A Class III bike route is shown along Kavanaugh Boulevard. A
Class III bikeway is a signed route on a street shared with traffic. No additional
paving or right-of-way is required. Class III bicycle route signage may be
required.
Neighborhood Action Plan: The Hillcrest Plan covers this area. The Zoning and
Land Use goal states: "Revamp how commercial property is developed, locating
structures up to the property line at the street and placing parking in the rear,
thereby making the street fagade permeable."
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements. (we have discussed with Christy Marvel and to the best of our
knowledge we have met these requirements)
itpM 0 11
2. A couple of street trees would be appreciated along Kavanaugh Boulevard. Lf
the elm on the north side of the buildinq on lot 5 is removed Lcurrent condition
is guestionablewe will add street trees to replace
3. Good use of the site. Both the City of Little Rock and the City Beautiful
Commission commends you on saving existing on site trees. (thank you)
4. Credit can be given for the on site trees that remain towards meeting the
minimal landscape ordinance requirements. (thank you)
5. The property to the west is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required along the western perimeter of
the site. an existing 5-6 feet high fence is already in place along the west
edge of both lot 4 & 5. We re nest this be allowed to meet the re uiremenf
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger. {we have preserved 9 ? trees 6" or large}
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to
include the additional information as noted above) to staff on Wednesday,
October 24, 2007.
TtF-M 9 114
ITEM NO.: 13. Z -5699-B
NAME: Robertson Revised Short -form PCD
LOCATION: located at 800 North Spruce Street
Planninq Staff Comments:
1. Provide notification of all property owners located within 200 -feet of the site,
complete with the certified abstract list, notice form with affidavit executed and proof
of mailing. The notice must be mailed no later than October 24, 2007. The Office of
Planning and Development must receive the proof of notice no later than November
2, 2007.
2. The site is located within the Hillcrest Overlay District of the City of Little Rock. The
Overlay District provides the following typical requirements: Provide details of each
of the items and measures for addressing these items.
a. Non-residential district regulations shall apply to any office and commercial
zoned land within the District. New and renovated buildings (more than
50% - exterior surface area altered) shall be compatible with existing scale,
setbacks and massing of the buildings in the immediate area.
a. Facades: Ground level facades shall reflect the same building
materials as existing commercial buildings in the one block area
adjacent to and across from the location. Facade materials may
be any standard material, except, corrugated or ribbed
materials.
b. Setbacks from street and alley shall meet current code
requirements, expect setbacks may align with surrounding
structures.
c. Height — the maximum building height shall be 39 -feet or three
stories, measured fro the "grade plane" to the ridge -line of the
highest roof surface.
d. Building form — Wall projects or recesses a minimum of three
feet depth and a minimum of 20 -feet contiguous feet not to
extend over twenty percent of the facade shall be required.
Arcades, display windows, entry areas or awnings shall exist
along at least sixty percent of the facade.
e. Buildings shall maintain a distinction between upper and lower
levels; any elevation greater than eighteen feet in height shall
contain an architectural treatment, which visually divides the
structure into 'stories'.
f. New construction wider than the 100 linear feet shall be massed
so as to visually break the structure at intervals not less than
100 feet.
g. Roof lines shall be varied with a change in height every one
hundred linear feet in building length. Parapets, mansard roofs,
Item # 13
gable roofs, high roofs shall be used to conceal flat roofs and
roof top equipment.
b. Exterior building facade; predominate exterior building materials shall not be
smooth -faced concrete block, tilt -up concrete panels or prefabricated steel
panels.
c. Parking — Standard parking requirements — Parking requirements within the
district shall be 50% of that required by Article VIII of the zoning ordinance.
The maximum parking allowed shall be the minimum standard established.
d. Off-site parking — Where on -street parking is allowed it shall be credited
toward the parking requirements at a rate of one space per ten linear feet of
street frontage. Parking spaces within a common parking facility may be
counted toward the parking requirements of any development. The total
number of parking spaces within the common parking facility shall not be less
than the sum of requirements for the various individual uses utilizing the
facility.
e. Parking facilities — surface parking shall be limited to the side and rear of
structures. No parking shall be allowed in the front -yard setback. Surface
parking is to be located behind or adjacent to a structure, never between the
building and any abutting street. Any parking structure shall be required to
have active uses on the ground level other than parking (such as quiet office,
or neighborhood retail uses.)
f. Signage — Permitted signs shall be as in Section 36-553 signs permitted in
institutional and office zones. On the street level, the maximum area of
signage may be doubled if at least 50% of the street -level office and retail
space has direct access to the street. The heights point on any commercial
sign attached to the building shall not exceed the corresponding building
height. Free standing commercial signs may not exceed 18 -feet in height.
Neon lit signs greater than 30 square feet are prohibited. Off -premise signs
are prohibited.
g. Lighting — The purpose of the section is to regulate the intensity of exterior
lighting. The intent is to prevent light from commercial developments from
excessively illuminating the property in question, other properties or night sky.
Only light fixtures that are categorized as full cut-off fixtures shall be
permitted. The use of fully shielded floodlights are permitted but not
encouraged. The following are specific standards for lighting intensity based
upon the activities performed involved. Values are presented in allowable
foot -candies (fc) maintained (measured horizontally) at grade and are to be
averaged throughout the site. Pedestrian areas/sidewalks Minimum 0.2 fc
Maximum 1.0 fc - Building entries Minimum 1.0 fc Maximum 10.0 fc - Parking
areas Minimum 2.0 fc Maximum 4.0 fc. Up lighting may be used to illuminate
a building, landscaping element or architectural feature, provided the lighting
design has a maximum luminance of 12 fc, measured in a vertical plane.
Down lighting is preferred.
h. A lighting plan shall be submitted for staff review and approval prior to the
issuance of a building permit. Section 36-434.15(6)(a)(b)(c) provides details
of the requirements for submission of the lighting plan.
3. Are the future uses for Lot 4 C-1, Neighborhood Commercial uses?
4. Provide details of the proposed signage including location, total height and total
area. Also provide details of any proposed building signage.
Item # 13
5. Will there be a dumpster located on the site? If so provide the location and a note
indicating the hours of service.
6. The site plan indicates the placement of one to two one -site parking spaces.
7. Provide details of any proposed fencing including location, construction material and
height.
Variance/Waivers: None requested.
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
Count Plannin : No comment.
CATA: The site is located near CATA Bus Route #1 — Pulaski Height Route.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied for a
revised Short form PCD.
The request does not require a change to the Land Use Plan.
Master Street Plan: North Spruce is shown as a Local Street and Kavanaugh
Boulevard is shown as a Collector. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. The primary function of a Local
Street is to provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". These streets have a design standard the same as a Collector.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Item # 13
Bicycle Plan: A Class III bike route is shown along Kavanaugh Boulevard. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or right-
of-way is required. Class III bicycle route signage may be required.
Neighborhood Action Plan: The Hillcrest Plan covers this area. The Zoning and Land
Use goal states: "Revamp how commercial property is developed, locating structures up
to the property line at the street and placing parking in the rear, thereby making the
street facade permeable."
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A couple of street trees would be appreciated along Kavanaugh Boulevard.
3. Good use of the site. Both the City of Little Rock and the City Beautiful Commission
commends you on saving existing on site trees.
4. Credit can be given for the on site trees that remain towards meeting the minimal
landscape ordinance requirements.
5. The property to the west is zoned residential, therefore, a six (6) foot high opaque
screen, either a wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, is required along the western perimeter of the site.
6. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, October 24, 2007.
Item # 13