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Home My WebLink AboutZ-4251-B Staff AnalysisFILE NO.: Z -4251-B NAME: Hillcrest Square Revised PCD LOCATION: Located at 3000 Kavanaugh Boulevard DEVELOPER: DRB Enterprises, Inc. 311 North Elm Street Little Rock, AR 72205 ENGINEER: Stephen J. Barker 6137 Getty Drive Little Rock, AR 72210 AREA: 0.45 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Office (56%) - Commercial (44%) Mix Revised PCD Office (40%) — Commercial (60%) VARIANCES/WAIVERS REQUESTED. None requested. BACKGROUND: On October 2, 1984, the Board of Directors adopted Ordinance No. 14,747 rezoning the site 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%). Ordinance No. 18,204 adopted by the Little Rock Board of Directors on February 15, 2000, revised 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 ranged from 3 to 8 feet above the existing grade. The deck area would be used for a dining and waiting area. The proposal allowed the enclosure of an existing porch for use as additional waiting area. A new building service ramp was also proposed. The existing hours of operation for the Acadia Restaurant were from 11:00 am — FILE NO.: Z-4251-B(Cont.) 2:00 pm, 5:00 pm — 10:00 pm Monday through Friday 5:00 pm — 10:00 pm Saturday and closed Sunday. As a condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property. All site lighting must be low-level and directed away from the adjacent property/street. A. PROPOSAL/REQUEST: The applicant is proposing to amend the previously approved PCD to change the percentage of allowable commercial and office uses for the site. The proposal is to allow 60% of the gross floor area for commercial uses and 40% of the gross floor area as office uses. 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 multi -family homes to the north and northeast with additional single-family homes to the southwest (across Kavanaugh Boulevard). There is a mixture of office and commercial uses to the east and southeast along Kavanaugh. A snow -cone stand, which operates during the summer months, is located within the parking lot across the alley and to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Eneray: Approved as submitted. AT & T: No comment received. 2 FILE NO.: Z -4251-B (Cont. F G Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Fire Department: Approved as submitted. County Plannincr: No comment. CATA: The site is located on CATA Bus Route # 1 Pulaski Height Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to an existing Planned Commercial Development to change the percentage of allowable commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan. A Class III bike route is shown on 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. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "Create a different set of guidelines with which to govern the development of Hillcrest." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. SUBDIVISION COMMITTEE COMMENT (May 3, 2007) The applicant was not present. Staff stated there were no technical issues remaining outstanding associated with the request. Staff informed the Commission of the applicant's request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues raised at the March 22, 2007, Subdivision Committee meeting which required addressing. The applicant is requesting a revision to the previously approved PCD to allow a change in the percentage of use mix of allowable commercial and office uses for the site. The proposal is to allow 60% if the gross floor area for commercial uses and 40% of the gross floor area as office uses. 3 FILE NO.: Z -4251-B (Cont. The site contains an existing building with a total net floor area of 14,647 square feet and 900 square feet of outdoor dining area for a total lease area of 15,547 square feet. The request is to allow 60% of the total square footage to be utilized as commercial .j., --uses or 9,328 square feet and 6,219 square feet of office space. The applicant has indicated the commercial uses will be limited to uses as identified in the C-1, Neighborhood Commercial Zoning District and a Health Studio or Spa. The Eating Place, Inside should include the outdoor dining area as presently constructed. The office uses are proposed to include General and Professional Office uses and Clinic, Medical, Dental or Optical. There is to be no change in the hours of operation for the development. The hours of operation for the Acadia Restaurant are from 11:00 am — 2:00 pm, 5:00 pm — 10:00 pm Monday through Friday 5:00 pm — 10:00 pm Saturday and closed Sunday. As a previous condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property and all site lighting must be low-level and directed away from the adjacent property/street. As was previously approved parking is to be provided via a parking area across the alley west of the existing building. The lease agreement on file with the City indicates the lease for the parking lot expired March 31, 2006. According to the lease agreement the owner at the time of expiration may negotiate a five year renewal of the lease. Staff recommends the applicant enter into and provide staff with a current lease agreement for the parking area or prove an alternative parking plan. The Hillcrest Residents Association is presently developing a Design Overlay District Ordinance for the area which addresses a number of uses including parking. It is anticipated this ordinance will be presented to the -Commission at their public hearing on June 21, 2007. According to the draft ordinance the parking standard requirement within the district boundaries shall be 50 percent of that required by Article VIII of the Zoning Ordinance. Per the Hillcrest Design Overlay District a maximum parking standard is established and the maximum allowable parking shall be the minimum standard established per Article Vlll. Staff is supportive of the applicant's request. The applicant is seeking a revision to the previously approved PCD to increase the allowable commercial activity of the site from 44% or 6,407 square feet to 60% or 9,328 square feet. This allows a 16% increase in commercial uses allowed on the site or 2,921 square feet. Staff does not feel this increase will significantly impact the development or the area. The site is located within the Hillcrest Neighborhood and the uses of the facility are somewhat small scale and many appear to cater to the neighborhood. Staff does not feel the increase on the percentage of allowable commercial uses for the structures will have an adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD zoning subject to the following conditions: 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. 2 FILE NO.: Z -4251-B (Cont. 2. Staff recommends the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. 3. There is to be no cabaret/nightclub with dance floor on the property (condition of previous approval). 4. No outdoor speakers entertainment, etc is allowed (condition of previous approval). 5. Any site lighting must be low-level and directed away from adjacent property/street (condition of previous approval). 6. None of the deck area is allowed to be covered/enclosed (condition of previous approval). PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no 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 a recommendation the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. Staff stated there was to be no cabaret/nightclub with dance floor on the property, no outdoor speakers entertainment, etc. was allowed, any site lighting must be low-level and directed away from adjacent property/street and none of the deck area was allowed to be covered/enclosed all conditions of previous approvals. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 5 May 24, 2007 ITEM NO.: 15 FILE NO.: Z -4251-B NAME: Hillcrest Square Revised PCD LOCATION: Located at 3000 Kavanaugh Boulevard DEVELOPER: DRB Enterprises, Inc. 311 North Elm Street Little Rock, AR 72205 ENGINEER: Stephen J. Barker 6137 Getty Drive Little Rock, AR 72210 AREA: 0.45 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Office (56%) - Commercial (44%) Mix Revised PCD Office (40%) — Commercial (60%) VARIANCES/WAIVERS REQUESTED. None requested. BACKGROUND: On October 2, 1984, the Board of Directors adopted Ordinance No. 14,747 rezoning the site 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%). Ordinance No. 18,204 adopted by the Little Rock Board of Directors on February 15, 2000, revised 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 ranged from 3 to 8 feet above the existing grade. The deck area would be used for a dining and waiting area. The proposal allowed the enclosure of an existing porch for use as additional waiting area. A new building service ramp was also May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -4251-B proposed. The existing hours of operation for the Acadia Restaurant were from 11:00 am — 2:00 pm, 5:00 pm — 10:00 pm Monday through Friday 5:00 pm — 10:00 pm Saturday and closed Sunday. As a condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property. All site lighting must be low-level and directed away from the adjacent property/street. A. PROPOSAL/REQUEST: The applicant is proposing to amend the previously approved PCD to change the percentage of allowable commercial and office uses for the site. The proposal is to allow 60% of the gross floor area for commercial uses and 40% of the gross floor area as office uses. 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 multi -family homes to the north and northeast with additional single-family homes to the southwest (across Kavanaugh Boulevard). There is a mixture of office and commercial uses to the east and southeast along Kavanaugh. A snow -cone stand, which operates during the summer months, is located within the parking lot across the alley and to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: Approved as submitted. RAI May 24, 2007 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -4251-B AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Fire Department: Approved as submitted. Counly Planning: No comment. CATA: The site is located on CATA Bus Route # 1 Pulaski Height Bus Route. F. ISS U ESITECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to an existing Planned Commercial Development to change the percentage of allowable commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on 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. City Recocinized Nei hborhood Action Plan: The applicant's properly lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "Create a different set of guidelines with which to govern the development of Hillcrest." landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was not present. Staff stated there were no technical issues remaining outstanding associated with the request. Staff informed the Commission of the applicant's request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 May 24, 2007 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -4251-B H. ANALYSIS: There were no technical issues raised at the March 22, 2007, Subdivision Committee meeting which required addressing. The applicant is requesting a revision to the previously approved PCD to allow a change in the percentage of use mix of allowable commercial and office uses for the site. The proposal is to allow 60% if the gross floor area for commercial uses and 40% of the gross floor area as office uses. The site contains an existing building with a total net floor area of 14,647 square feet and 900 square feet of outdoor dining area for a total lease area of 15,547 square feet. The request is to allow 60% of the total square footage to be utilized as commercial uses or 9,328 square feet and 6,219 square feet of office space. The applicant has indicated the commercial uses will be limited to uses as identified inE�Cing Neighborhood Commercial Zoning District and a Health Studio or Spa. The Place, Inside should include the outdoor dining area as presently constructed. The office uses are proposed to include General and Professional Office uses and Clinic, Medical, Dental or Optical. There is to be no change in the hours of operation for the development. The hours of operation for the Acadia Restaurant are from 11:00 am — 2:00 pm, 5:00 pm — 10:00 pm Monday through Friday 5:00 pm -- 10:00 pm Saturday and closed Sunday. As a previous condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property and all site lighting must be low-level and directed away from the adjacent property/street. As was previously approved parking is to be provided via a parking area across the alley west of the existing building. The lease agreement on file with the City indicates the lease for the parking lot expired March 31, 2006. According to the lease agreement the owner at the time of expiration may negotiate a five year renewal of the lease. Staff recommends the applicant enter into and provide staff with a current lease agreement for the parking area or prove an alternative parking plan. The Hillcrest Residents Association is presently developing a Design Overlay District Ordinance for the area which addresses a number of uses including parking. It is anticipated this ordinance will be presented to the Commission at their public hearing on June 21, 2007. According to the draft ordinance the parking standard requirement within the district boundaries shall be 50 percent of that required by Article Vlll of the Zoning Ordinance. Per the Hillcrest Design Overlay District a maximum parking standard is established and the maximum allowable parking shall be the minimum standard established per Article Vlll. Staff is supportive of the applicant's request. The applicant is seeking a revision to the previously approved PCD to increase the allowable commercial activity of the site from 44% or 6,407 square feet to 60% or 9,328 square feet. This allows a 16% increase in commercial uses allowed on the site or 2,921 square feet. Staff does not feel this increase will significantly impact the development or the area. The site is located within the Hillcrest Neighborhood and the uses of the facility are somewhat small scale 4 May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -4251-B and many appear to cater to the neighborhood. Staff does not feel the increase on the percentage of allowable commercial uses for the structures will have an adverse effect on the general area. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD zoning subject to the following conditions: 1. 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. 2. Staff recommends the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. 3. There is to be no cabaret/nightclub with dance floor on the property (condition of previous approval). 4. No outdoor speakers entertainment, etc is allowed (condition of previous approval). 5. Any site lighting must be low-level and directed away from adjacent property/street (condition of previous approval). 6. None of the deck area is allowed to be covered/enclosed (condition of previous approval). PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no 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 a recommendation the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. Staff stated there was to be no cabaret/nightclub with dance floor on the property, no outdoor speakers entertainment, etc. was allowed, any site lighting must be low-level and directed away from adjacent property/street and none of the deck area was allowed to be covered/enclosed all conditions of previous approvals. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 5 ITEM NO.: 15. Z -4251-B NAME: Hillcrest Square Revised PCD LOCATION: located at 3000 Kavanaugh Boulevard Planning Staff Comments: 1. Provide notification of 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 May 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Define commercial and office. The zoning ordinance defies classifications of Commercial and Office uses. Identify from the listing of uses the categories most clearly identifying the proposed uses. 3. Provide a copy of the lease agreement for the adjoining parking lot. Variance/Waivers: Public Works Conditions: Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route # 1 Pulaski Height Bus Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to an existing Planned Commercial Development to change the percentage of allowable commercial uses. Item # 16 The request does not require a change to the Land Use Plan. Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on 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. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "Create a different set of guidelines with which to govern the development of Hillcrest." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 16