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HomeMy WebLinkAboutZ-4653-H Staff AnalysisFILE NO.: Z -4653-H NAME: Powell Brothers Revised Short -form PCD LOCATION: Located at 1308 South Bowman Road DEVELOPER: Powell Brothers, Inc. 5509 Springvale, Suite B North Little Rock, AR 72116 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.81 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF 50% selected commercial uses and 50% office/office warehouse Revised PCD 70% selected commercial uses and 30% office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996, established the United Properties Subdivision Lot 2 Short -form PCD. The development was approved with restrictions on the allowable uses and the proposed use mix of the development. The development was approved to allow fifty percent (50%) office or office warehouse and fifty percent (50%) commercial uses from the following list of commercial uses: Antique shop, Barber and beauty shop,, Book and stationery shop, Camera shop, Clinic, Clothing store, Community welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby shop, Medical appliance fittings and sales, Optical shop, Paint and wallpaper, Pet shop, Photography studio, Secondhand FILE NO.: Z -4653-H (Cont. store, Used furniture, Shoe repair, Tailor, Tool and equipment rental (inside only), Travel bureau. The building contained 10,000 square feet and 31 parking spaces. The building and parking have been constructed on the site. Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008, allowed a revision to the PCD by expanding the allowable uses for the site. The request added a catering company to the allowable uses for the site. The catering company was proposing a minor exterior modification to include a drive -way for access to the side of the building and an exterior door installed on the side of the building for loading the catering vehicles. A. PROPOSAL/REQUEST: The request is to allow an amendment to the approved PCD to modify the use mix of the site. The applicant is proposing to amend the percentages allowed for commercial and office uses. The amended request is to allow 70% commercial uses and 30% office uses. In addition to the previously approved uses the request includes the addition of the following office and retail uses: Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art gallery/studio, Copy and printing shop, Employment agency, Ambulance sub station, Audio equipment sales, Automobile parts and supplies — indoors, Insurance sales office, Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices, Bicycle sales and repair, Bonding company, Business machine repair and sales, Chiropractor's office, Gun shop sales and service, Heating, cooling, ventilation sales, Messenger service, Spa, massage establishment, Locksmith repair and sales, Interior decorator, Pawn shops — no outside display, School, art music, dance, martial arts, Tattoo parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and service. The Bill of Assurance for the Subdivision does not address permissible uses for the site. B. EXISTING CONDITIONS: The site contains a strip center with commercial and office uses. The area is developed with a mixture of uses including office/office warehouse, mini -storage, retail and non -conforming retail such as a liquor store and the skate center. South Bowman Road adjacent to this site has been constructed to Master Street Plan standard. The road improvements to the north and south have not been completed. C. 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, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association, the Gibraltar Heights Pointe West Timber Ridge Property Owners E FILE NO.: Z -4653-H (Cont. Association, the Sandpiper Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. Public Works Conditions - Utilities and Fire Department/County Planning: Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Matt Chandler was present representing the request. Staff stated the item was not routed to various agencies for review since the request was to allow only a change in the allowable uses and use mix for the site. Staff stated they had concerns with a few of the uses listed. Staff stated their concern was with the uses which typically generated a parking demand greater than the typical office or retail parking requirement. Staff stated the ice cream/coffee shop and the medical uses typically generated parking requirements greater than the site would support. Staff also stated a barber/beauty salon was a concern. Mr. Chandler stated a salon was currently located on the site and did not appear to have impacted parking at the site. Mr. Chandler stated he desired to maintain the chiropractor use but would eliminate all the other medical type uses identified by staff as a concern. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a letter eliminating the uses identified by staff as concerns with the exception of the Chiropractor's office and requested to maintain the existing barber/beauty salon use. The existing salon occupies an 1,850 square foot lease space. Mr. Chandler has limited the allowable barber/beauty salon space 1,850 square feet. The request is to allow an amendment to the allowable uses and the percentage use for this existing development. The building contains 10,000 square feet and 31 parking spaces. When calculating parking at the rate for a shopping center development a total of 44 parking spaces is required based on one parking space per two hundred twenty-five square feet (1 per 225) of floor area. When calculating the parking at the rate required for office uses (1 per 400 square feet) and commercial uses (1 per 300 square feet) using the percentages proposed by the applicant (30% office and 70% retail) a total of 30 parking spaces would be required. Staff is supportive of the request. Although the center will maintain uses which staff had previously identified as concerns, the applicant has limited the space for a barber/beauty salon to the existing 1,850 square feet. Staff also raised 3 FILE NO.: Z -4653-H (Cont. concerns with the placement of a medical office on the site. Staff does not feel the placement of a chiropractors office will significantly impact the parking since this type medical use typically staggers patients. To staff's knowledge there are no remaining technical issues associated with the request in need of addressing prior to the Commission acting on the request. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the PCD to be amended to include the list of uses identified in the Background Section of the Staff write-up and the addition of the uses identified in Paragraph A of the Staff write-up and to allow the use mix of the center to be amended to allow for 70% commercial and 30% office uses. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) 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 PCD to be amended to include the list of uses identified in the Background Section of the Staff write-up and the addition of the uses identified in Paragraph A of the Staff write-up and to allow the use mix of the center to be amended to allow for 70% commercial and 30% office uses. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. M January 14, 2010 ITEM NO.: 3 FILE NO.: Z -4653-H NAME: Powell Brothers Revised Short -form PCD LOCATION: Located at 1308 South Bowman Road DEVELOPER: Powell Brothers, Inc. 5509 Springvale, Suite B North Little Rock, AR 72116 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: PROPOSED ZONING.- PROPOSED ONING: PROPOSED USE 50% selected commercial uses and 50% office/office warehouse Revised PCD 70% selected commercial uses and 30% office VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996, established the United Properties Subdivision Lot 2 Short -form PCD, The development was approved with restrictions on the allowable uses and the proposed use mix of the development. The development was approved to allow fifty percent (50%) office or office warehouse and fifty percent (50%) commercial uses from the following list of commercial uses: Antique shop, Barber and beauty shop, Book and stationery shop, Camera shop, Clinic, Clothing store, Community welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby shop, Medical appliance fittings and sales, Optical shop, Paint and wallpaper, Pet shop, Photography studio, Secondhand January 14, 2010 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: Z -4653-H store, Used furniture, Shoe repair, Tailor, Tool and equipment rental (inside only), Travel bureau. The building contained 10,000 square feet and 31 parking spaces. The building and parking have been constructed on the site. Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008, allowed a revision to the PCD by expanding the allowable uses for the site. The request added a catering company to the allowable uses for the site. The catering company was proposing a minor exterior modification to include a drive -way for access to the side of the building and an exterior door installed on the side of the building for loading the catering vehicles. A. PROPOSAL/REQUEST: The request is to allow an amendment to the approved PCD to modify the use mix of the site. The applicant is proposing to amend the percentages allowed for commercial and office uses. The amended request is to allow 70% commercial uses and 30% office uses. In addition to the previously approved uses the request includes the addition of the following office and retail uses: Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art gallery/studio, Copy and printing shop, Employment agency, Ambulance sub station, Audio equipment sales, Automobile parts and supplies — indoors, Insurance sales office, Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices, Bicycle sales and repair, Bonding company, Business machine repair and sales, Chiropractor's office, Gun shop sales and service, Heating, cooling, ventilation sales, Messenger service, Spa, massage establishment, Locksmith repair and sales, Interior decorator, Pawn shops — no outside display, School, art music, dance, martial arts, Tattoo parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and service. The Bill of Assurance for the Subdivision does not address permissible uses for the site. B. EXISTING CONDITIONS.- The ONDITIONS: The site contains a strip center with commercial and office uses. The area is developed with a mixture of uses including office/office warehouse, mini -storage, retail and non -conforming retail such as a liquor store and the skate center. South Bowman Road adjacent to this site has been constructed to Master Street Plan standard. The road improvements to the north and south have not been completed. 2 January 14, 2010 SUBDIVISION ITEM NO.: 3 Cont. FILE NO,: 7-4653-H C. 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, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association, the Gibraltar Heights Pointe West Timber Ridge Property Owners -Association, the Sandpiper Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. Public Works Conditions - Utilities and Fire Department/County Department/CountyPlannin Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Matt Chandler was present representing the request. Staff stated the item was not routed to various agencies for review since the request was to allow only a change in the allowable uses and use mix for the site. Staff stated they had concerns with a few of the uses listed. Staff stated their concern was with the uses which typically generated a parking demand greater than the typical office or retail parking requirement. Staff stated the ice cream/coffee shop and the medical uses typically generated parking requirements greater than the site would support. Staff also stated a barber/beauty salon was a concern. Mr. Chandler stated a salon was currently located on the site and did not appear to have impacted parking at the site. Mr. Chandler stated he desired to maintain the chiropractor use but would eliminate all the other medical type uses identified by staff as a concern. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a letter eliminating the uses identified by staff as concerns with the exception of the Chiropractor's office and requested to maintain the existing barber/beauty salon use. The existing salon occupies an 1,850 square foot lease space. Mr. Chandler has limited the allowable barber/beauty salon space 1,850 square feet. The request is to allow an amendment to the allowable uses and the percentage use for this existing development. The building contains 10,000 square feet and 31 parking spaces. When calculating parking at the rate for a shopping center development a total of 44 parking spaces is required based on one parking 3 January 14, 2010 SUBDIVISION ITEM NO.. 3 Cont. FILE NO.: Z -4653-H space per two hundred twenty-five square feet (1 per 225) of floor area. When calculating the parking at the rate required for office uses (1 per 400 square feet) and commercial uses (1 per 300 square feet) using the percentages proposed by the applicant (30% office and 70% retail) a total of 30 parking spaces would be required. Staff is supportive of the request. Although the center will maintain uses which staff had previously identified as concerns, the applicant has limited the space for a barber/beauty salon to the existing 1,850 square feet. Staff also raised concerns with the placement of a medical office on the site. Staff does not feel the placement of a chiropractors office will significantly impact the parking since this type medical use typically staggers patients. To staff's knowledge there are no remaining technical issues associated with the request in need of addressing prior to the Commission acting on the request. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the PCD to be amended to include the list of uses identified in the Background Section of the Staff write-up and the addition of the uses identified in Paragraph A of the Staff write-up and to allow the use mix of the center to be amended to allow for 70% commercial and 30% office uses. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) 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 PCD to be amended to include the list of uses identified in the Background Section of the Staff write-up and the addition of the uses identified in Paragraph A of the Staff write-up and to allow the use mix of the center to be amended to ;allow for 70% commercial and 30% office uses. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. H ITEM NO.: 3. Z -4553-H NAME: Powell Brothers Revised Short -form PCD LOCATION: located at 1308 South Bowman Road Planning Staff Comments - 1 - omments: 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 December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. Does the request include the allowance of previously approved uses in addition to the new list of allowed uses? 3. The applicant is proposing to amend the percentages allowed for commercial and office uses to allow 70% commercial uses and 30% office uses. In addition to the previously approved uses the request includes the addition of the following office and retail uses. Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art gallery/studio, Copy and printing shop, Employment agency, Ice cream/coffee shop, Ambulance sub station, Audio equipment sales, Automobile parts and supplies — indoors, Insurance sales office, Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices, Bicycle sales and repair, Bonding company, Business machine repair and sales, Chiropractor's office, Gun shop sales and service, Heating, cooling, ventilation sales, Messenger service, Spa, massage establishment, Locksmith repair and sales, interior decorator, Pawn shops — no outside display, School, art music, dance, martial arts, Tattoo parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and service, 4. The previous approval allowed the development with fifty percent (50%) office or office warehouse and fifty percent (50%) commercial uses from the following list of commercial uses: Antique shop, Barber and beauty, Book and stationery shop, Camera shop, Clinic, Clothing store, Community welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby shop, Medical appliance fittings and sales, Optical shop, Paint and wallpaper, Pet shop, Photography studio, Secondhand store, Used furniture, Shoe repair, Tailor, Tool and equipment rental (inside only), Travel bureau and Catering company. 5. The building contains 10,000 square feet and 31 parking spaces. The building and parking have been constructed on the site. When calculating parking at the rate for shopping center development a total of 44 parking spaces are required. if calculating the parking at the office and commercial percentages a total of 30 parking spaces are required. Staff's concern is a number of the listed uses, barbershop, chiropractor's office, cliniic, community welfare or health clinic, and ice cream/coffee shop have parking numbers greater than the one to three hundred. Will limits on square footages be placed on these uses? Variance/Waivers: None requested. Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. 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, December 30, 2009. Item # 3.