HomeMy WebLinkAboutPC Action Letter - Denied 051922Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
'r ` ' Phone: (501 )371-4790 Fax: (501)399-3435
May 18, 2022
Terry Burruss Architects
11912 Kanis Road
Little Rock, AR 72211
Re: File No. Z-5800-E
Bowman Business Park — Revised POD
Dear Mr. Burruss:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on May 12, 2022:
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfully,
M�
Monte Moore
Development Administrator
May 12, 2022
ITEM NO.: 4 FILE NO.: Z-5800-E
NAME: Bowman Business Park— Revised POD
LOCATION: 1515-1527 S. Bowman Road
DEVELOPER:
Bowman Business Park, LLC
PO Box 241025
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Bowman Business Park, LLC — Owner
Terry Burrus — Agent
11912 Kanis Road, Suite F8
Little Rock, AR 72211
SURVEYORIENGINEER:
Terry Burrus
11912 Kanis Road, Suite 8
Little Rock, AR 72211
AREA: 9.44 acres
TO'!
CURRENT ZONING
VARIANCENVAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT, 11
"if
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 24.07
The original POD zoning was approved on April 19, 1994 by the Little Rock Board of
Directors with adoption of Ordinance No. 16,632 which approved an office use
development with a required 25 percent of the floor area being dedicated to office use
with the remaining 75 percent being dedicated to warehouse uses. The approval also
required service courts to be located in the rear of the building and the front of the building
was to maintain the appearance of an office development with the height of the building
equal to two stories with floor area limited to the first floor.
May 12, 2022
ITEM NO.: 4 Cont. FILE NO.: Z-5800-E
The developed site contains four (4) buildings totaling 110,400 square feet. The site
contains 249 parking spaces. The service drives are shared between the buildings with
parking located in the front of the buildings. One building is located along South Bowman
Road with the remainder of the buildings located to the east and accessed from a thirty
(30) foot driveway.
Ordinance No. 19,480 adopted by the Little Rock Board of Directors on February 7, 2006
allowed a revision to the previously approved POD to expand allowable uses for the site.
The approval also allowed the placement of a sign on the site not to exceed six (6) feet
in height (as measured from grade along S. Bowman Rd) and sixty-four (64) square feet
in area.
Ordinance No. 20,840 adopted by the Little Rock Board of Directors of February 11, 2014
allowed a revision to the previously approved POD to add additional uses as allowable
uses for the existing complex. These additional uses included places of worship, meeting
space for community organizations and an art gallery. The square footage was limited to
a total of 10,800 square feet within the overall development with a maximum occupant
load of 432. The existing parking was adequate for the use mix proposed. The request
excluded the allowance of private clubs and/or event center as allowable uses. The
approval allowed the hours of operation to be extended from 6:00 am to 10:00 pm.
Ordinance No. 21,045 adopted by the Little Rock Board of Directors on June 2, 2015
allowed a revision to the previously approved POD to allow a commercial laundry as an
allowable use for the existing complex. The square footage is limited to 7,500 square
feet of floor area. The use required the same number of parking spaces as the existing
office/warehouse use. The hours of operation for the commercial laundry are from
5:00 am to 5:00 pm Monday through Friday with a maximum of ten (10) employees. The
facility utilizes three (3) 20-ft delivery vans which will be parked within the service area
during non -delivery hours.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved POD to add an
automotive service facility and detail shop as allowable uses. All other aspects of
the previously approved POD will remain unchanged.
B. EXISTING CONDITIONS:
The site contains four (4) office, warehouse buildings. One building fronts
S. Bowman Road with the remainder of the buildings located to the east and
accessed from a 30-foot driveway. To the south of the site is vacant 0-3 zoned
property. A portion of the northern perimeter is also vacant 0-3 zoned property.
There is a skating center located to the north of the site with a non -conforming
zoning status. To the east of the site is an office development accessed from
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May 12, 2022
ITEM NO.: 4 Cont. FILE NO.: Z-5800-E
Centerview Drive. To the west of the site there is a scattering of single-family
homes located along S. Bowman Road. Further west of the site is Cherry Creek
Subdivsion.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. No objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
county Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division- The request is in the 1430 Planning District. The Land Use
Plan shows Service Trades District (STD) for the requested area. The Service
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May 12, 2022
ITEM NO.: 4 (Cant. FILE NO.: 2-5800-E
Trades District provides for a selection of office, warehousing, and industrial park
activities that primarily serve other office service or industrial businesses. The
district is intended to allow support services to these businesses and to provide for
uses with an office component. The requested area is currently zoned as a
Planned Office District (POD). The application is to revise the existing POD to
allow for auto body repair and collision repair as additional permitted uses.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
to the south, Office (0) to the east, Mixed Office and Commercial (MOC) to the
north, and Service Trades District (STD) to the west. The Suburban Office (SO)
category provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. The Office
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial.
The land surrounding the application area is currently zoned General Office District
(0-3) primarily to the south, east, and north, and Single -Family Residential (R-2)
to the west. A variety of Planned Commercial Development properties exist
northwest and northeast of the stie. A Planned Office Development tract exists
directly east. The General Office District (0-3) accommodates offices and
associated administrative, executive and professional uses in new and existing
structures together with specified institutional and accessory uses. Single -Family
Residential (R-2) establishes areas that protect single-family uses by promoting
and encouraging a suitable environment for family life, by providing a reasonable
standard for light, air and similar amenities, by minimizing traffic congestion, and
by avoiding the overloading of utilities and public facilities designed to service only
one -family residential uses.
The Planned Office District (POD) is intended to accommodate planned office
developments, as well as mixed use developments combining residential,
commercial, or both, with office uses in a carefully planned configuration in such a
manner as to protect and enhance the viability of each independent use. The PD-
Office district is intended to accommodate single use office developments which
are determined to be more appropriate for a PD application than a general office
reclassification.
Master Street Plan: To the west of the site is Bowman Road, a Minor Arterial on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
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May 12, 2022
ITEM NO.: 4 Cont. FILE NO.: 7-5800-E
of traffic and pedestrians on Bowman Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site. The lot south of the applicant property provides
access between the property and the minor arterial. The applicant owns both lots.
Bicycie Plan: There are no existing or proposed bike routes adjacent to or through
this land.
Historic Preservation Plan There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to amend the previously approved POD located at
1515-1527 S. Bowman Road by adding two (2) uses as permitted uses.
The applicant proposes an automotive service center to be located within Building
#1 at 1515 S. Bowman Road. The total square footage of Building #1 is 28,000
square feet, which currently contains a beauty school (3,000 sf) in Suite A, medical
offices (6,000 sf) in Suite B and COUNTOURME❑ offices (6,000 sf) located in
Suites C&D.
The automotive service center, Car Star, will occupy 12,800 square feet of the
overall space and will be located in Suite E. The proposed use is an auto body
shop.
The applicant proposes to add an automotive detail shop as a second use located
at 1527 S. Bowman (Building #4, Suite B). The total square footage of Building #4
is 24,000 square feet, which currently contains Otis Elevator (1800 sf) and 1,200
sf of warehouse space in Suite A, Kaba Fusion (6,000 sf) in Suites C & D, United
Health Care (3,000 sf) located in Suite E, Natvana (3000 sf) in Suite F, Speas Tech
(3,000 sf) in Suite G and Clear Defense Pest Control (3,000 sf) located in Suite H.
The proposed auto detail shop, Diamond Star will occupy 3,000 sf of building area.
Business hours for both uses will be from 7:00 am to 7:00 pm Monday through
Friday with ten (10) employees present for each use. The applicant is not
proposing any changes to the existing footprint of the buildings. The allowable
uses approved under the existing POD will remain unchanged.
The existing parking spaces provided and approved under the existing POD will
remain unchanged. Staff feels the existing parking is sufficient to serve the
applicant's requested proposed uses.
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May 12, 2022
ITEM FILE NO.' Z-5800-E
The applicant is not proposing additional signage at this time. Any future signage
must comply with Section 36-553 of the City's Zoning Ordinance (Signs allowed in
office zones).
The applicant is not proposing any dumpster(s) at this time. Any new dumpster(s)
must comply with Section 36-523 of the City's Zoning Ordinance.
Any new sight lighting must be low-level and directed away from adjacent
properties.
Conditions shall be limited to the followin for both ro ased uses:
1. All work on vehicles for both businesses must take place within the
enclosed buildings.
2. There is to be no salvaging of vehicles on the site.
3. No vehicles are to be stored on the site for any period exceeding thirty
(30) days.
4. No storage / accumulation of parts will be allowed outside the buildings.
5. Any damaged vehicles awaiting repair must be parked behind the building(s)
within the service areas, and at no time in the customer parking area(s).
Staff is not supportive of the requested revision to the POD zoning. Staff feels that
an auto body shop and an auto detail shop are not appropriate uses for this office
park. The proposed uses align more with permitted uses in C-4 zoning. A more
appropriate location for the proposed auto related, heavy commercial uses would
be closer to major arterial intersections. The Cherry Creek neighborhood lies
directly across Bowman Road along with all abutting properties which are zoned
R-2 and office. Staff believes the requested heavy commercial uses will have an
adverse impact on the surrounding properties and will be difficult to control with
respect to activities outside the buildings.
STAFF RECOMMENDATION:
Staff recommends denial of the revised POD zoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Commissioner Betton served as Chair as Commissioner Vogel recused himself for this
item.
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
The applicant, Terry Burrus, was present. There was no registered opposition to the
application. Staff presented the item and a recommendation of denial as outlined in the
"staff recommendation" above. The applicant provided a brief history of the business
park. The applicant stated despite several previous and current uses clients always
maintained the property with no complaints regarding any uses on the property
throughout its history. The applicant also stated the property owner will police the
proposed uses and has agreed to all conditions recommended by staff, the body shop is
a very small operation and would like to see approval of the item.
The Commission asked staff to describe the reason for recommending denial. Staff
responded, the site was developed as an office park and aligned with the City's Future
Land Use Plan; the proposed uses are typically located in C-4 (Open Display District)
zoning.
There was a motion to approve the application including all comments and
recommendations, except the recommendation of denial by staff by staff. The motion
was seconded. The vote was 2 ayes, 7 nays, 0 absent, 1 recusal (Vogel) and 1 open
position. The application was denied.
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