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HomeMy WebLinkAboutZ-4565-D Staff AnalysisFILE NO.: Z -4565-D NAME: Lot 2 Kanis/Shackleford Revised Short -form PD -C LOCATION: Located at 10701 Kanis Road DEVELOPER: Oklahoma City Bakery, LLC Attn: Ronnie Hart 1624 E. 15th Street Tulsa, OK 74120 Walton Signage Jeanette Majek-Day 3419 E. Commerce Street San Antonio, TX 78220 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72201 AREA: 1.63 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PD -C and 0-3, General Office District Panera Bread and Office uses PD -C and 0-3, General Office District PROPOSED USE: Signage for Panera Bread on Lot 1 owned by Bankcorp South VARIAN C ESNVAIVERS REQUESTED: None requested. BACKGROUND: A final plat for Lots 1 and 2 of the Kanis/Shackleford Subdivision was filed for record on October 23, 2007. Included on the final plat was a sign easement for Lot 2 of the subdivision which was located on Lot 1 near the driveway entrance to the Bankcorp South Building from Shackleford Road. FILE NO.: Z -4565-D On January 8, 2009, the Little Rock Planning Commission withdrew a request to allow the rezoning of 1.63 acre (Lot 2) from 0-3, General Office District to PCD. The approval also would have allowed the creation of two (2) lots one being a lot without public street frontage. Lot 2A was proposed with the development of a 2,900 square foot restaurant. Lot 2B was proposed for future development as an office use. A variance from the minimum driveway spacing requirement was proposed to allow a "right out" only driveway on Kanis Road. On October 5, 2009, the Little Rock Planning Commission approved a request to rezone this 1.63 acres (Lot 2) from 0-3, General Office District to PCD to allow construction of a hotel. Fairfield Inn and Suite Hotel, which is a division of Marriot Hotels, proposed the construction of a three (3) story 80 -room facility. The hotel was proposed with a covered canopy facing to the west and a two (2) story parking deck adjacent to Kanis Road. At the request of the applicant the item was not forwarded to the Board of Directors for final action. Ordinance No. 20,471 adopted by the Little Rock Board of Directors on September 20, 2011, rezoned Lot 2 from 0-3, General Office District to PD -C to allow the construction of a Panera Bread restaurant with drive-thru service. The building contained 4,400 square feet with approximately 68 parking spaces. Hours of operation were from 6:00 am to 9:00 pm Monday thru Saturday and 7:00 am to 8:00 pm on Sunday. The request included the placement of a pylon sign 36 -feet in height and 160 square feet in area at the northwest corner of the property along Kanis Road. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: As noted with the filing of the final plat for Lot 1 Kanis/Shackleford Addition a sign easement for Lot 2 was provided on Lot 1 adjacent to Shackleford Road. The easement is located adjacent to the drive extending from Shackleford Road serving Bankcorp South. Each of the lots share access drives from both Shackleford and Kanis Roads. The current request is to amend the approved PD -C for Panera Bread to allow the placement of the sign to serve Lot 2 within the sign easement located on Lot 1. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 64 square feet. B. EXISTING CONDITIONS: Kanis Road adjacent to the site has been constructed to Master Street Plan standard. The sidewalk is in place along the property frontage. The building is currently under construction. To the east are single-family homes fronting Kaufman Road. There are a number of zoning classifications within the area. The property to the west, is zoned PD -C and is currently under construction for a Dunkin Donuts. The property located to the south, fronting South Shackleford Road, containing hotels, restaurant uses and the Heart Hospital. Across South Shackleford Road is property zoned PCD, 0-3, General Office District, C-2, Shopping Center District and C-3, General Commercial District which has developed with a number of uses including a convenience store, hotels, Pa C. E : Z -4565-D (Cont. automobile dealerships and general office uses. North of the site is a large insurance company office complex, Arkansas Farm Bureau, and a daycare facility, Kidco. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated Panera Bread was seeking approval to place a ground sign on the Bankcorp South property within a previously approved sign easement. Staff stated the sign would comply with the height and area allowed in office zones. 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 associated with the request in need of addressing raised at the August 22, 2012, Subdivision Committee meeting. Panera Bread has started construction on their new building which is located on Lot 2 of the Kanis/Shackleford Addition. There are two (2) lots in this subdivision and at the time of final platting cross access from Shackleford Road was provided to Lot 2 and a sign easement was also provided on Lot 1 to serve Lot 2. The sign easement was located at the driveway entrance from Shackleford Road which allowed Lot 2 an identification sign on Shackleford Road. With the current request the applicant is seeking to amend the previously approved PCD for Panera Bread to allow the placement of the sign on Lot 1 within the approved easement. The sign is proposed six (6) feet in height and 64 square feet in area. Lot 1 is zoned 0-3, General Office District which typically allows signage as proposed with the current request. The site plan as approved allows for the placement of a pole sign on Kanis Road with a maximum height of 36 -feet and a maximum sign area of 160 square feet. The applicant was unaware of the approval process required when filing the original PCD request and is now seeking to amend the approval to allow for the placement of this second sign. Staff is supportive of the request. Staff does not feel the placement of an identification sign consistent with signage allowed in office zones on Shackleford Road near the driveway accessing the new development and within the sign easement will have a significant impact. 3 FILE NO.: Z -4565-D (Cont.) F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of a sign six (6) feet in height with a total sign area not to exceed 64 square feet on Shackleford Road on the Bankcorp South property (Lot 1) to serve Panera Bread (Lot 2). PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the placement of a sign six (6) feet in height with a total sign area not to exceed 64 square feet on Shackleford Road on the Bankcorp South property (Lot 1) to serve Panera Bread (Lot 2). There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 4 ITEM NO.: 10. Z -4565-D NAME: Lot 2 Kanis/Shackleford Revised Short -form PD -C LOCATION: located at 10701 Kanis Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 28, 2012. The Office of Planning and Development must receive the proof of notice no later than September 7, 2012. Variance/Waivers: None requested. Item # 10.