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HomeMy WebLinkAboutZ-4473-D Staff AnalysisFILE N u .: Z -4473-L) NAME: Kavanaugh Place Revised Short -form PCD LOCATION: Located at 2701 Kavanaugh Boulevard DEVELOPER: Kelley Johnson Hillcrest Properties, Inc. 2701 Kavanaugh Boulevard, Suite 202 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Scott Smith Smith Associates Architects 2701 Kavanaugh Boulevard, Suite 208 Little Rock, AR 72205 AREA: 0.507+ acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Mixed Use — Retail, Restaurant, Office Revised PCD Mixed Use — Increase the allowable Restaurant Square Footage VARIANCES/WAIVERS REQUESTED: None requested - BACK 31ROUND: equested. BACKGROUND: Ordinance No. 14,928 adopted by the Little Rock Board of Directors on August 6, 1985, rezoned the site from C-4, Open Display District and R-2, Single-family District to PCD_ The approval allowed the existing structures to be used as office and retail uses. The site FILE NO.: Z -4473-D Cont. contained 12,894 square feet of leasable space with eight (8) leasable units proposed. The request was to allow 6,411 square feet of retail space and 6,483 square feet of office space. The site contained 39 parking spaces. A letter in the file indicates the total square footage of the building was increased with the addition of a third floor. The square footage was increased to 13,398 square feet. The retail portion was increased to 6,698 square feet and 6,700 square feet of office space. On August 25, 1992, the Planning Commission approved a request to add a food service establishment in Suite 107. The type of food service was an espresso coffee shop. A note on the file indicates the City Attorney's Office reported that it was their opinion that staff could have approved the addition of the food service to the site without Planning Commission approval. The note states however, since the item had been sensitive in the past the Planning Commission review was appropriate. Planning staff and the City Attorney staff agreed that the Board of Directors was not required to approve the action. Ordinance No. 16,038 adopted by the Little Rock Board of Directors on April 16, 1991, allowed a revision to the PCD. The revision was to allow a food service establishment in the corner building and use of the immediate area above the video store on the second floor of the main building for a family video rental store. The restaurant was to have a seating capacity of 20 patrons. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved PCD to add additional square footage for restaurant use to the site. The former video user has vacated the site. The video user occupied approximately 1,957 square feet on the second floor and 1,837 square feet on the first floor. The applicant is requesting to utilize the first floor square footage (1,837 square feet) and an additional 587 square feet which was formerly a gift shop to be marketed to a bakery and coffee shop (2,424 square feet total). The applicant has indicated the bakery will be primarily a take-out business and the coffee shop will have a small seating area and/or lounge seating where customers can sample their coffees. The coffee business will sell packaged, fresh roasted and fresh ground coffees, and is secondary to the bakery. With the request the owner has indicated the allowed retail located on the second floor (1,957 square feet) will be returned to office uses. The site currently contains two (2) commercial buildings and 38 parking spaces. The site has 60 linear feet of street frontage and is allowed per the Hillcrest Design Overlay District credit for six (6) on -street parking spaces for a total of 44 available parking spaces. The main building contains 14,385 square feet and currently houses a restaurant containing 2,867 square feet (Cafe Bossa Nova), 1,000 square feet occupied by a tanning salon and 2,424 square feet vacant space on the first floor with the remaining floors either vacant space or office space. The second building contains 1,340 square feet and is presently a restaurant use. 2 Al C E E NO.: Z -4473-D The square footage of the uses and the total parking requirements per the Hillcrest Design Overlay District are as follows: 5,291 square feet 15t floor Restaurant/Baker 26 spaces 1,000 square feet 1 st floor Tanning Salon 1 spaces 8,094 square feet 2nd/3rd floors Office 10 spaces 1,340 square feet 1-%t/2 rid floor Pizza restaurant 6 spaces Total 43 spaces According to the Pulaski County Circuit/County Clerk's Web Page the Bill of Assurances for Pulaski Heights Addition were filed beginning in 1904. The applicant provided with the application request a Bill of Assurance for the Replat of Lots 1 — 3, Block 21 Pulaski Heights Addition dated November 12, 1985. The Bill of Assurance provided does not address the issue of use of the property. EXISTING CONDITIONS: The property is located in the heart of the Hillcrest Neighborhood with retail uses located to the north and to the east of the site and residential uses located to the south. The structures located on Beechwood Street located to the west are retail and office uses. The structures on Ash Street located to the south are residential uses. Other uses in the area include a grocery store, US Post Office, an auto repair shop, a number of restaurants and office uses. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. 3 F G H JO.: Z-4473-D Cont. Central Arkansas Water: No comment. Fire Department: No comment. Count Plannin : No comment. CATA: The site is located on CATA Bus Route #1 — the Pulaski Height Route. 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 PCD. The uses proposed with the Planned Commercial Development are consistent with the Commercial land use category. Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle 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: This area is covered by the Hillcrest Neighborhood Plan. Their zoning and land use goal states: "More mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh Boulevard, Markham Street and Stifft Station. Mixed-use means more opportunities for residential over commercial in existing commercial areas." Landscape: No comment on the change in use. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site. Staff stated the request was to change the use mix allowed on the site and increase the total square footage of restaurant use allowed. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is to revise the PCD to allow additional restaurant square footage for the main structure. The building contains 6,291 square feet on the first floor with 8,094 square feet on the second and 51 FILE NO.: Z -4473-D [Cont. third floors. A total of 5,291 square feet of restaurant space is proposed on the first floor with the remaining two levels being leased for office space. The site is located within the Hillcrest Design Overlay District. The Overlay states parking requirements within the District shall be fifty (50) percent of that required by Article VIII of the Zoning Ordinance. The maximum parking allowed for the District shall be the minimum standard established. Where on -street parking is allowed credit toward the parking requirements at a rate of one (1) space per ten (10) linear feet of street frontage is allowed. Based on the proposed use mix a total of 43 parking spaces is required to serve the site. There are 38 on-site parking spaces and per the Overlay the site is given credit for six (6) on -street parking spaces. The parking provided is adequate to serve the proposed use mix of the development. There are no modifications proposed to the site including building layout or parking. No new signage or lighting is proposed for the development. Staff is supportive of the request. Although the immediate use of the property is a bakery/coffee shop the parking requirements for this use per the Ordinance are the same as a full-scale restaurant use. The site has adequate parking to serve the use mix proposed per the Hillcrest Design Overlay District. To staff's knowledge there are no outstanding technical issues associated with the request in need of addressing. Staff does not feel the applicant's proposed change to add additional square footage for restaurant use will significantly impact the area. STAFF RECOMMENDATION: 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: (DECEMBER 3, 2009) The applicant was present. 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. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and.. 2 open positions. 5 December 3, 2009 ITEM NO.: 9 NAME: Kavanaugh Place Revised Short -form PCD LOCATION: Located at 2701 Kavanaugh Boulevard DEVELOPER: Kelley Johnson Hillcrest Properties, Inc. 2701 Kavanaugh Boulevard, Suite 202 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ADf-W1TG('T• Scott Smith Smith Associates Architects 2701 Kavanaugh Boulevard, Suite 208 Little Rock, AR 72205 AREA: 0.507+ acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD FILE N FT. NEW STREET: 0 LF Mixed Use — Retail, Restaurant, Office Revised PCD Z -4473 - Mixed Use — Increase the allowable Restaurant Square Footage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 14,928 adopted by the Little Rock Board of Directors on August 6, 1985, rezoned the site from C-4, Open Display District and R-2, Single-family District to PCD. The approval allowed the existing structures to be used as office and retail uses. The site December 3, 2009 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -4473-D contained 12,894 square feet of leasable space with eight (8) leasable units proposed. The request was to allow 6,411 square feet of retail space and 6,483 square feet of office space. The site contained 39 parking spaces. A letter in the file indicates the total square footage of the building was increased with the addition of a third floor. The square footage was increased to 13,398 square feet. The retail portion was increased to 6,698 square feet and 6,700 square feet of office space. On August 25, 1992, the Planning Commission approved a request to add a food service establishment in Suite 107. The type of food service was an espresso coffee shop. A note on the file indicates the City Attorney's Office reported that it was their opinion that staff could have approved the addition of the food service to the site without Planning Commission approval. The note states however, since the item had been sensitive in the past the Planning Commission review was appropriate. Planning staff and the City Attorney staff agreed that the Board of Directors was not required to approve the action. Ordinance No. 16,038 adopted by the Little Rock Board of Directors on April 16, 1991, allowed a revision to the PCD. The revision was to allow a food service establishment in the corner building and use of the immediate area above the video store on the second floor of the main building for a family video rental store. The restaurant was to have a seating capacity of 20 patrons. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PCD to add additional square footage for restaurant use to the site. The former video user has vacated the site. The video user occupied approximately 1,957 square feet on the second floor and 1,837 square feet on the first floor. The applicant is requesting to utilize the first floor square footage (1,837 square feet) and an additional 587 square feet which was formerly a gift shop to be marketed to a bakery and coffee shop (2,424 square feet total). The applicant has indicated the bakery will be primarily a take-out business and the coffee shop will have a small seating area and/or lounge seating where customers can sample their coffees. The coffee business will sell packaged, fresh roasted and fresh ground coffees, and is secondary to the bakery. With the request the owner has indicated the allowed retail located on the second floor (1,957 square feet) will be returned to office uses. The site currently contains two (2) commercial buildings and 38 parking spaces. The site has 60 linear feet of street frontage and is allowed per the Hillcrest Design Overlay District credit for six (6) on -street parking spaces for a total of 44 available parking spaces. The main building contains 14,385 square feet and currently houses a restaurant containing 2,867 square feet (Caf6 Bossa Nova), 1,000 square feet occupied by a tanning salon and 2,424 square feet vacant space on the first floor with the remaining floors either vacant space or office space. The second building contains 1,340 square feet and is presently a restaurant use. 2 December 3, 2009 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-44 The square footage of the uses and the total parking requirements per the Hillcrest Design Overlay District are as follows: 5,291 square feet 15` floor Restaurant/Baker 26 spaces 1,000 square feet 1" floor Tanning Salon 1 spaces 8,094 square feet 2" d/3`d floors Office 10 spaces 1,340 square feet 1st/2nd floor Pizza restaurant 6 spaces Total 43 spaces According to the Pulaski County Circuit/County Clerk's Web Page the Bill of Assurances for Pulaski Heights Addition were filed beginning in 1904. The applicant provided with the application request a Bill of Assurance for the Replat of Lots 1 — 3, Block 21 Pulaski Heights Addition dated November 12, 1985. The Bill of Assurance provided does not address the issue of use of the property. B. EXISTING CONDITIONS: The property is located in the heart of the Hillcrest Neighborhood with retail uses located to the north and to the east of the site and residential uses located to the south. The structures located on Beechwood Street located to the west are retail and office uses. The structures on Ash Street located to the south are residential uses. Other uses in the area include a grocery store, US Post Office, an auto repair shop, a number of restaurants and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Association 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 this project. Enter : No comment received. 3 December 3, 2009 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -4473-D F. G Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: No comment. County Planning: No comment. CATA: The site is located on CATA Bus Route #1 — the Pulaski Height Route. ISS U ESFFECH NI CALIDES I GN: Plannin 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 PCD. The uses proposed with the Planned Commercial Development are consistent with the Commercial land use category. Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The street 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: This area is covered by the Hillcrest Neighborhood Plan. Their zoning and land use goal states: "More mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh Boulevard, Markham Street and Stifft Station. Mixe[l-use means more opportunities for residential over commercial in existing commercial areas." Landscape: No comment on the change in use. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of. addressing related to the site. Staff stated the request was to change the use mix allowed on the site and increase the total square footage of restaurant use allowed. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 12 December 3, 2009 SUBDIVISION ITEM NO.: 9 {Cont. H. ANALYSIS: FILE NO.: Z -4473-D There were no outstanding technical issues in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is to revise the PCD to allow additional restaurant square footage for the main structure. The building contains 6,291 square feet on the first floor with 8,094 square feet on the. second and third floors. A total of 5,291 square feet of restaurant space is proposed on the first floor with the remaining two levels being leased for office space. The site is located within the Hillcrest Design Overlay District. The Overlay states parking requirements within the District shall be fifty (50) percent of that required by Article VIII of the Zoning Ordinance. The maximum parking allowed for the District shall be the minimum standard established. Where on -street parking is allowed credit toward the parking requirements at a rate of one (1) space per ten (10) linear feet of street frontage is allowed. Based on the proposed use mix a total of 43 parking spaces is required to serve the site. There are 38 on-site parking spaces and per the Overlay the site is given credit for six (6) on -street parking spaces. The parking provided is adequate to serve the proposed use mix of the development. There are no modifications proposed to the site including building layout or parking. No new signage or lighting is proposed for the development. Staff is supportive of the request. Although the immediate use of the property is a bakery/coffee shop the parking requirements for this use per the Ordinance are the same as a full-scale restaurant use. The site has adequate parking to serve the use mix proposed per the Hillcrest Design Overlay District. To staff's knowledge there are no outstanding technical issues associated with the request in need of addressing. Staff does not feel the applicant's proposed change to add additional square footage for restaurant use will significantly impact the area. STAFF RECOMMENDATION: 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: (DECEMBER 3, 2009) The applicant was present. 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. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. 6i ITEM NO.: 9. Z -4473-D NAME: Kavanaugh Place Revised Short -form PCD LOCATION: located at 2701 Kavanaugh Boulevard 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: no comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: No comment. County Planning: No comment. CATA: The site is located on CATA Bus Route #1 — the 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 PCD. The uses proposed with the Planned Commercial Development are consistent with the Commercial land use category. Master Street Plan: Kavanaugh Boulevard is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The street Item # 9. 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. Nei hbarhoodAction Plan: This area is covered by the Hillcrest Neighborhood Plan. Their zoning and land use goal states: More mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh Boulevard, Markham Street and Stifft Station. Mixed-use means more opportunities for residential over commercial in existing commercial areas." Landscape: No comment on the change in use. 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, November 19, 2009. Item # 9.