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HomeMy WebLinkAboutZ-4251-A Staff AnalysisFILE NO.: Z -4251-A NAME: Hillcrest Square - Revised PCD LOCATION: 3000 Kavanaugh Blvd. DEVELOPER: D.R.B. Enterprises, Inc. 1325 East 9u' Street Little Rock, AR 72202 ENGINEER: Stephen J. Barker 6137 Getty Dr. Little Rock, AR 72210 AREA: Approx. 0.435 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Office/Commercial Mix PROPOSED USE: Expansion of existing restaurant VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On October 2, 1984, the Board of Directors passed Ordinance No. 14,747 rezoning this property from 0-3 to PCD to allow a mixed office/commercial development. There was an existing 14,647 square foot (net area) building on the site which had previously been utilized as a church. The PCD was approved for 6,407 square feet of commercial/retail space (44%) and 8,240 square feet of office space (56%) . A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD site plan by adding approximately 900 square feet of deck and patio area to the east side of the building to serve the existing restaurant use. The proposed deck heights will range from 3 to 8 feet above the existing grade. The deck area will be used for a dining and waiting area. FILE NO.: Z -4251-A (Cont..) The applicant is also proposing to enclose a existing porch for use as additional waiting area. A new building service ramp is also proposed. The existing hours of operation for the Acadia Restaurant are as follows: 11:00 - 2:00 p.m., 5:00 p.m. - 10:00 p.m. - Monday -Friday 5:00 p.m. - 10:00 p.m. - Saturday, closed - Sunday B. EXISTING CONDITIONS: There is an existing office/commercial building on the site, with a parking lot across the alley to the west. There are single family and multifamily residences to the north and northeast, with additional single family residences the southwest (across Kavanaugh Blvd.). There is a mixture of office and commercial uses to the east and southeast along Kavanaugh Blvd. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a person (with the Hillcrest N.A.) expressing concerns with the proposed deck additions. The Hillcrest Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the corner of Spruce and Kavanaugh. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Improve corner curb radius to 25 foot radius with construction (existing corner radius is 15 feet). 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Kavanaugh Blvd. has average daily traffic count of 8,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. 2 FILE NO.: Z -4251-A (Cont:) Fire Department: Place fire hydrant per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is served by Routes #21 and #1. Approved for transit purposes. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Heights Hillcrest District. The Land Use Plan currently shows Office for this location. The expansion of an existing PCD is consistent with the current land use category. Landscape Issues: No Comment. G. ANALYSIS: The applicant did a good job of addressing staff questions and concerns at the Subdivision Committee meeting (see "Subdivision Committee Review" paragraph). However, a copy of the existing lease agreement for the parking area, across the alley west of the existing building, notes that the lease will expire on March 31, 2001. Staff feels that the applicant needs to enter into an extended lease for the parking area or provide an alternate parking plan. Otherwise, to staff's knowledge, there are no outstanding issues associated with the application. The proposed addition of deck and patio areas, operated under the conditions as set forth in the next paragraph, should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. There is to be no cabaret/nightclub with dance floor on this property (condition of previous approval). 3. Submission in writing of a full agreement to extend the lease of the adjacent parking area to the west. 4. No outdoor speakers, entertainment, etc. 3 FILE NO.: Z -4251-A (Cont:) •` 5. Any site lighting must be low-level and directed away from adjacent property/street. 6. None of the deck area will be covered/enclosed. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Bill Baxter was present, representing the application. Staff briefly reviewed the revised site plan. In response'to questions from staff, Mr. Baxter noted the following items: 1. Hours of operation - 11:00 a.m. - 2:00 p.m., 5:00 p.m. - 10:00 p.m. - Monday -Friday 5:00 p.m. - 10:00 p.m. - Saturday, closed Sunday 2. None of the deck area will be covered. 3. There will be no outdoor speakers, entertainment, etc. 4. Any future site lighting will be low-level and directed away from adjacent property/street. 5. The exterior walls of the waiting area will be glass. Mr. Baxter also provided staff with the proposed deck heights. He noted that the ramp on the north side of the building would not be used for handicap access. He stated that there was a handicap access on the west side of the building. In response to a question from staff, the applicant noted that there was an existing lease with 5 year options for the parking area west of the building. The Public Works requirements were briefly discussed. Mr. Baxter noted that the sidewalks adjacent to this property would be repaired. After the discussion, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Bill Baxter was present, representing the application. Staff briefly described the revised PCD with a recommendation of approval with conditions. Mr. Baxter addressed the Commission in support of the application. He noted that he would comply with the staff 4 FILE NO.: Z -4251-A (Cont.") requirements. He noted that the lease for the parking lot was automatically extended. He also noted that the restaurant would only be open in the evenings, no lunch hours. Dennis Mills addressed the Commission in opposition to the revised PCD. He noted that his parents' house was approximately 100 feet from the proposed deck addition. He stated that he was not concerned with the existing restaurant's use of the deck area, but the possible future use. Cynthia Hodnett also addressed the Commission with opposition. She noted that the proposed deck addition would be along Spruce Street, which is a residential street. She noted that the existing restaurant does not have the ability to serve more people. She stated that the neighborhood was concerned with the addition of a bar to the restaurant. She also noted that it was rumored that a bed and breakfast would be put on the second evel of the building. She also noted that parking was an issue to t e ne-Lghborhoo . Mr. Baxter stated that the proposed deck addition was not designed or intended for restaurant seating. He explained the surrounding uses in the area and the parking situation. He stated that other businesses in the area use his parking area. He also noted that a bed and breakfast was not part of this application. Commissioner Rector asked if a condition to prohibit outdoor dining could be made part of the application. This was briefly discussed. Ms. Hodnett explained the neighborhood's concern with the deck addition. Mr. Baxter noted that the proposed deck additions were primarily to enhance the vi a] -appearance -of -the -buil ang and for additional wai.tina area. There was additional discussion of is a.ssue . Commissioner Nunnley asked about staff's condition to prohibit outdoor "entertainment." Monte Moore, of the Planning Staff, noted that staff was referring to live bands, music, etc. Jim Lawson further explained the condition. Commissioner Nunnley also asked about the hours of operation. 5 FILE NO.: Z -4251-A (Cont.) Mr. Lawson noted that the hours could be made a condition of approval. Commissioner Berry asked if the neighborhood had contacted the Hillcrest Merchant's Association regarding this application. Ms. Hodnett stated that the Hillcrest Merchant's Association was opposed to the application. Commissioner Berry noted support of the application. Commissioner Hawn noted that he was very familiar with this general commercial area and that he concurred with Commissioner Berry. Commissioner Hawn made a motion to approve the application as recommended by staff . Commissioner Earnest asked Public Works about the required corner radius at Kavanaugh Blvd. and Spruce Street. Bob Turner, of Public Works, noted that the corner radius was to allow for the safe movements of vehicles. He noted that the angle of the intersection also had an effect on the required radius and explained. He noted that it was difficult for vehicles to make a left turn at the intersection. He presented a graphic to address the requirement for the turn radius. He noted that a 20 foot radius would work for UPS -type trucks. There was additional discussion of this issue. Commissioner Berry noted concern with suburban standards for street construction in this area. Commissioner Hawn concurred with Berry's concern. Commissioner Hawn amended his previous motion. The new motion was to approve the revised PCD subject to the staff'conditions, with the exception of the required 20 foot radial dedication of right-of-way at the corner of Kavanaugh Blvd. and Spruce Street. The motion was approved with a vote of 9 ayes, 1 nays and 1 abstention (Downing) . 6 January 6, 2000 ITEM NO.: 6 NAME: Hillcrest Square - Revised PCD LOCATION: 3000 Kavanaugh Blvd. FILE NO.: S -4251-A DEVELOPER: ENGINEER: D.R.B. Enterprises, Inc. Stephen J. Barker 1325 East 9t' Street 6137 Getty Dr. Little Rock, AR 72202 Little Rock, AR 72210 AREA: Approx. 0.435 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Office/Commercial Mix PROPOSED USE: Expansion of existing restaurant VARIANCES/WAIVERS REQUESTED: BACKGROUND: None requested. On October 21 1984, the Board of Directors passed Ordinance No. 14,747 rezoning this property from 0-3 to PCD to allow a mixed office/commercial development. There was an existing 14,647 square foot (net area) building on the site which had previously been utilized as a church. The PCD was approved for 6,407 square feet of commercial/retail space (44%) and 8,240 square feet of office space (56%) . A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD site plan by adding approximately 900 square feet of deck and patio area to the east side of the building to serve the existing restaurant use. The proposed deck heights will range from 3 to 8 feet above the existing grade. The deck area will be used for a dining and waiting area. January 6, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -4251-A The applicant is also proposing to enclose a existing porch for use as additional waiting area. A new building service ramp is also proposed. The existing hours of operation for the Acadia Restaurant are as follows: 11:00 - 2:00 p.m., 5:00 p.m. - 10:00 p.m. - Monday -Friday 5:00 p.m. - 10:00 p.m. - Saturday, closed - Sunday B. EXISTING CONDITIONS: There is an existing office/commercial building on the site, with a parking lot across the alley to the west. There are single family and multifamily residences to the north and northeast, with additional single family residences the southwest (across Kavanaugh Blvd.). There is a mixture of office and commercial uses to the east and southeast along Kavanaugh Blvd. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a person (with the Hillcrest N.A.) expressing concerns with the proposed deck additions. The Hillcrest Neighborhood Association was notified of the public heaf`ing . D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.A 20 foot radial dedication of right-of-way is required at the corner of Spruce and Kavanaugh. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Improve corner curb radius to 25 foot radius with construction (existing corner radius is 15 feet). 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Kavanaugh Blvd. has average daily traffic count of 8,000. 6 January 6, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -4251-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Place fire hydrant per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is served by Routes #21 and #1. Approved for transit purposes. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Heights Hillcrest District. The Land Use Plan currently shows Office for this location. The expansion of an existing PCD is consistent with the current land use category. Landscape Issues: No Comment. G. ANALYSIS: The applicant did a good job of addressing staff questions and concerns at the Subdivision Committee meeting (see "Subdivision Committee Review" paragraph). However, a copy of the existing lease agreement for the parking area, across the alley west of the existing building, notes that the lease will expire on March 31, 2001. Staff feels that the applicant needs to enter into an extended lease for the parking area or provide an alternate parking plan. Otherwise, to staff's knowledge, there are no outstanding issues associated with the application. The proposed addition of deck and patio areas, operated under the conditions as set forth in the next paragraph, should have no adverse effect on the general area. 3 January 6, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) H. STAFF RECOMMENDATIONS: FILE NO.: Z -4251-A Staff recommends approval of the revised PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. There is to be no cabaret/nightclub with dance floor on this property (condition of previous approval). 3. Submission in writing of a full agreement to extend the lease of the adjacent parking area to the west. 4. No outdoor speakers, entertainment, etc. 5. Any site lighting must be low-level and directed away from adjacent property/street. 6. None of the deck area will be covered/enclosed. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Bill Baxter was present, representing the application. Staff briefly reviewed the revised site plan. In response to questions from staff, Mr. Baxter noted the following items: 1. Hours of operation - 11:00 a.m. - 2:00 p.m., 5:00 p.m. - 10:00 p.m. - Monday -Friday 5:00 p.m. - 10:00 p.m. - Saturday, closed Sunday 2. None of the deck area will be covered. 3. There will be no outdoor speakers, entertainment, etc. 4. Any future site lighting will be low-level and directed away from adjacent property/street. 5. The exterior walls of the waiting area will be glass. Mr. Baxter also provided staff with the proposed deck heights. He noted that the ramp on the north side of the building would not be used for handicap access. He stated that there was a handicap access on the west side of the building. In response to a question from staff, the applicant noted that there was an existing lease with 5 year options for the parking area west of the building. The Public Works requirements were briefly discussed. Mr. Baxter noted that the sidewalks adjacent to this property would be repaired. 4 January 6, 2000 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -4251-A After the discussion, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Bill Baxter was present, representing the application. Staff briefly described the revised PCD with a recommendation of approval with conditions. Mr. Baxter addressed the Commission in support of the application. He noted that he would comply with the staff requirements. He noted that the lease for the parking lot was automatically extended. He also noted that the restaurant would only be open in the evenings, no lunch hours. Dennis Mills addressed the Commission in opposition to the revised PCD. He noted that his parents' house was approximately 100 feet from the proposed deck addition. He stated that he was not concerned with the existing restaurant's use of the deck area, but the possible future use. Cynthia Hodnett also addressed the Commission with opposition. She noted that the proposed deck addition would be along Spruce Street, which is a residential street. She noted that the existing restaurant does not have the ability to serve more people. She stated that the neighborhood was concerned with the addition of a bar to the restaurant. She also noted that it was rumored that a bed and breakfast would be put on the second level of the building. She also noted that parking was an issue to the neighborhood. Mr. Baxter stated that the proposed deck addition was not designed or intended for restaurant seating. He explained the surrounding uses in the area and the parking situation. He stated that other businesses in the area use his parking area. He also noted that a bed and breakfast was not part of this application. Commissioner Rector asked if a condition to prohibit outdoor dining could be made part of the application. This was briefly discussed. Ms. Hodnett explained the neighborhood's concern with the deck addition. 5 January 6, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -4251-A Mr. Baxter noted that the proposed deck additions were primarily to enhance the visual appearance of the building and for additional waiting area. There was additional discussion of this issue. Commissioner Nunnley asked about staff's condition to prohibit outdoor "entertainment." Monte Moore, of the Planning Staff, noted that staff was referring to live bands, music, etc. Jim Lawson further explained the condition. Commissioner Nunnley also asked about the hours of operation. Mr. Lawson noted that the hours could be made a condition of approval. Commissioner Berry asked if the neighborhood had contacted the Hillcrest Merchant's Association regarding this application. Ms. Hodnett stated that the Hillcrest Merchant's Association was opposed to the application. Commissioner Berry noted support of the application. Commissioner Hawn noted that he was very familiar with this general commercial area and that he concurred with Commissioner Berry. Commissioner Hawn made a motion to approve the application as recommended by staff . Commissioner Earnest asked Public Works about the required corner radius at Kavanaugh Blvd. and Spruce Street. Bob Turner, of Public Works, noted that the corner radius was to allow for the safe movements of vehicles. He noted that the angle of the intersection also had an effect on the required radius and explained. He noted that it was difficult for vehicles to make a left turn at the intersection. He presented a graphic to address the requirement for the turn radius. He noted that a 20 foot radius would work for UPS -type trucks. There was additional discussion of this issue. 6 January 6, 2000 , SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -4251-A Commissioner Berry noted concern with suburban standards for street construction in this area. Commissioner Hawn concurred with Berry's concern. Commissioner Hawn amended his previous motion. The new motion was to approve the revised PCD subject to the staff conditions, with the exception of the required 20 foot radial dedication of right-of-way at the corner of Kavanaugh Blvd. and Spruce Street. The motion was approved with a vote of 9 ayes, 1 nays and 1 abstention (Downing). 7