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HomeMy WebLinkAboutZ-4251 Staff AnalysisSeptember 11, 1984 SUBDIVISIONS Item No. 4 NAME: LOCATION: AGENT: Everett Tucker III Hillcrest Square Short Form "PCD" (Z-4251) Northwest Corner of Spruce and Kavanaugh DEVELOPER: Flake and Company P.O. Box 990 Little Rock, AR 72203 Phone: 376-8005 REQUEST: "PCD" approval of three lots for commercial/office use and approval of an additional lot zoned "0-3" for parking. A. Site History None. B. Development Objectives 1. To renovate and adaptively reuse the vacant office complexes at the northwest corner of the Kavanaugh Boulevard and North Spruce Street intersection. 2. To provide a mixed use project, which will combine office/retail in an attractive and functional environment, converting a neighborhood liability into an asset. 3. To provide a western anchor for the Hillcrest commercial area. 4. To provide a commercial tenant mix of boutiques, similar businesses and small office users who are seeking a fashionable location. C. Proposal 1. The provision of a mixed use commercial office project with two buildings on a .4 acre site. 2. The rezoning of the office site to "PRD" while maintaining the "C-3" zoning on the parking lot. September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 3. Construction will be as indicated. Size Gross Sq. Ft. Large Bldg. 13,000 Small Bldg. 6,200 Totals 19,500 Lar e S Net Sq. Ft. 9,897 4,750 14.647 Unit Mix g mall Bldg . Bldg. Total Commercial/Retail. 6,407 - 6,407 (44%) Office 3,490 4,750 g 240 $ Totals 4,750 4,647 (100%) Parking No. Percent On -Site 25 58 Parking Lot 4 9 On -Street 14 33 Totals 43 100% Site Coverage Sq. Ft. Percent Buildings 8,668 46 Paving 1 508 8 Landscaping/Sidewalk 8,668 46 Totals 18,844 100$ 4. Amenities and improvements to the site include: (a) Remodeling the large building to provide' storefront access along Kavanaugh Boulevard. (b) The inclusion of colored awnings and extensive landscaping. (c) The provision of the interior courtyard as a focal point of the complex. 5. Sidewalks and driveway repair required if a building permit is issued. September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 6. Analvsis Wastewater reports that there is a 6" sanitary sewer main on the south side of the property that may need rerouting. The applicant envisions the proposal as a means of improving the neighborhood by developing a site which has been vacant for several years. Even though the Heights/Hillcrest Plan indicates that the property should be developed as office, staff is willing to support the proposed mix of retail/office since the applicant has stated that retail will be limited to less than 50 percent. Thus, the concept and use of the development are supported, but the parking/zoning situation raises a significant problem. Staff cannot approve a "PUD" development since its parking requirements are met by a separate site that is not in the Same ownership and is not proposed to be a part of the rezoning. Both sites need to be rezoned to "PCD." The applicant has stated his inability to get the owner of the parking lot to agree to anything but a long-term lease. It is requested that, if approved, a landscaping/screening plan be submitted for the parking lot. STAFF RECOMMENDATION: Denial based on the above analysis. SUBDIVISION COMMITTEE REVIEW: The Committee felt that the plan was appropriate for the area provided if the applicant agrees to a restriction of no live entertainment, since there has been opposition voiced over an existing neighborhood bar. It was felt that the long-term lease was acceptable since there aren't many other options to develop on the site. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. Discussion centered on the lack of required parking spaces and the fact that no guarantee had been submitted which would assure use of the parking lot as proposed for the next 21 years, since the lease could possibly be broken. A motion was made for approval, subject to: September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 1• No establishment that can be described as a cabaret/nightclub with dance floor to be permitted; and 2. Submission in writing of a full agreement to continue the lease as is, and exercise the option of 21 years for use of lot as a parking lot. The vote: 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Schlereth). NAME: LOCATION: AGENT: Everett Tucker III Hillcrest Square Short Form "PCD" (Z-4251) Northwest Corner of Spruce and Kavanaugh DEVELOPER: Flake and Company P.O. Box 990 Little Rock, AR 72203 Phone: 376-8005 REQUEST: "PCD" approval of three lots for commercial/office use and approval of an additional lot zoned "0-3" for parking. A. Site History None. B. Development Objectives 1. To renovate and adaptively reuse the vacant office complexes at the northwest corner of the Kavanaugh Boulevard and North Spruce Street intersection. 2. To provide a mixed use project, which will combine office/retail in an attractive and functional environment, converting a neighborhood liability into an asset. 3. To provide a western anchor for the Hillcrest commercial area. 4.. To provide a commercial tenant mix of boutiques, similar businesses and small office users who are seeking a fashionable location. C. Proposal 1. The provision of a mixed use commercial office project with two buildings on a .4 acre site. 2. The rezoning of the office site to "PRD" while maintaining the "C-3" zoning on the parking lot. Z-4251 - Continued 3. Construction will be as indicated. Size Gross Sq. Ft. Net Sq. Ft. Large Bldg. 13,000 9,897 Small Bldg. 6,200 4,750 Totals 19,500 14.647 Large Small Unit Mix Bldg. Bldg. Total Commercial/Retail 6,407 - 6,407 (44%) Office 3,490 4,750 8,240 (56%) Totals 4,750 4,647 (100%) Parking No. Percent On -Site 25 58 Parking Lot 4 9 On -Street 14 33 Totals 43 100% Site Coverage Sq. Ft. Percent Buildings 8,668 46 Paving 1,508 8 Landscaping/Sidewalk 8,668 46 Totals 18,844 100% 4. Amenities and improvements to the site include: (a) Remodeling the large building to provide storefront access along Kavanaugh Boulevard. (b) The inclusion of colored awnings and extensive landscaping. (c) The provision of the interior courtyard as a focal point of the complex. 5. Sidewalks and driveway repair required if a building permit is issued. Z-4251 - Continued 6. Analysis Wastewater reports that there is a 6" sanitary sewer main on the south side of the property that may need rerouting. The applicant envisions the proposal as a means of improving the neighborhood by developing a site which has been vacant for several years. Even though the Heights/Hillcrest Plan indicates that the property should be developed as office, staff is willing to support the proposed mix of retail/office since the applicant has stated that retail will be limited to less than 50 percent. Thus, the concept and use of the development are supported, but the parking/zoning situation raises a significant problem. Staff cannot approve a "PUD" development since its parking requirements are met by a separate site that is not in the same ownership and is not proposed to be a part of the rezoning. Both sites need to be rezoned to "PCD." The applicant has stated his inability to get the owner of the parking lot to agree to anything but a long-term lease. It is requested that, if approved, a landscaping/screening plan be submitted for the parking lot. STAFF RECOMMENDATION: Denial based on the above analysis. SUBDIVISION COMMITTEE REVIEW: The Committee felt that the plan was appropriate for the are'a provided if the applicant agrees to a restriction of no live entertainment, since there has been opposition voiced over an existing neighborhood bar. It was felt that the long-term lease was acceptable since there aren't many other options to develop on the site. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. Discussion centered on the lack of required parking spaces and the fact that no guarantee had been submitted which would assure use of the parking lot as proposed for the next 21 years, since the lease could possibly be broken. A motion was made for approval, subject to: Z-4251 - Continued 1. No establishment that can be described as a cabaret/nightclub with dance floor to be permitted; and 2. Submission in writing of a full agreement to continue the lease as is, and exercise the option of 21 years for use of lot as a parking lot. The vote: 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Schlereth). PI September 11, 1984 SUBDIVISIONS Item No. 4 NAME: LOCATION: AGENT: Everett Tucker III Hillcrest Square Short Form "PCD" (Z-4251) Northwest Corner of Spruce and Kavanaugh DEVELOPER! Flake and Company P.O. Box 990 Little Rock, AR 72203 Phone: 376-8005 REQUEST: "PCD" approval of three lots for commercial/office use and approval of an additional lot zoned "0-3" for parking. A. Site History None. B. Development Objectives 1. To renovate and adaptively reuse the vacant office a complexes at the northwest corner of the Kavanaugh Boulevard and North Spruce Street intersection. 2. To provide a mixed use project, which will combine office/retail in an attractive and functional environment, converting a neighborhood liability into an asset. 3. To provide a western anchor for the Hillcrest commercial area. 4. To provide a commercial tenant mix of boutiques, similar businesses and small office users who are seeking a fashionable location. C. Proposal 1. The provision of a mixed use commercipl office project with two buildings on a .4 acre site. 2. The rezoning of the office site to "PRD" while maintaining the "C-3" zoning on the parking lot. ka September 11, 1984 It SUBDIVISIONS Item No. 4 - Continued 3. Construction will be as indicated. Size Net Sq. Ft. Gross Sq- Ft. 9,897 Large Bldg. 13,000 4,750 Small Bldg. 6,200 19 500 14.647 Totals Large Small Unit Blued _ Bl� Total 6,407 (44%) Commercial/Retail 6,407 4 750 8,4a t56�} Office 3,490 4,750 4,647 (100%) Totals cent Parking No. Pe z 25 58 On -Site 4 9 Parking Lot 14 33 � On -Street 43 100 .Totals a Site Coverage S� Perms 8,668 46 Buildings 1,508 8 Paving 8 �G8 46 Landscaping/ _11 Totals 18,844 100% include: 4. Amenities and improvements to the site the large building to (aprovide ) Remodeling Kavanaugh Boulevard. storefront access along (b) The inclusion of colored awnings and extensive landscaping. (c) The provisiono th interior courtyard as a focal point ofthe x. Sidewalks and driveway repair required if a 5` building permit is issued. e4 September 11, 1984 SUBDIVISIONS Item No.4 - Continued 6. �asls Wastewater reports that there is a 6" sanitary sewer main on the south side of the property that may need rerouting. The applicant envisions the proposal as a means of improving the neighborhood, by developing a site which has been vacant for several years. Even though the Heights/Hillcrest Plan indicates that the property should esupport developed as office, staff is willing o the proposed mix of retail/office since the applicant has stated that retail will be limited to less than 50 percent• Thus, the concept and use of the development are supported, but the parking/zoning situation raises aa"PUDnificanopment problem. Staff cannot approve since its parking requirements are met by a ot in the same ownership separate site that is n and is not proposed to be a part of the rezoning. Both sites need to be rezoned to "PCD." The applicant has stated his inability to get the owner of the parking lot to agree to anything but a long-term lease. It is requested that, if approved, a landscaping/screening plan submitted for the parking lot. STAFF RECOMMENDATION: Denial based on the above analysis. SUBDIVISION COMMITTEE REVIEW: The Committee felt that the plan was appropriate for the area provided if the applicant agrees to a restriction of no live entertainment, since there has been opposition voiced over an leswasacceptablebsinceithere aren'tt was felt many at h manyother long-term lease e neighborhood options to develop on the site. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors.s aces Discussion centered on the lack of required parking p and the fact usetofotheaparkinghlotbasnprooposedeforhthe next would assure u 21 years, since the lease could possibly be broken. motion was made for approval, subject to: September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 1. No establishment that can be described as a cabaret/nightclub with dance floor to be permitted; and 2. Submission in writing of a full agreement to continue the lease as is, and exercise the option of 21 years for use of lot as a parking lot. The vote: 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Schlereth). a