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HomeMy WebLinkAboutZ-4923-P Staff AnalysisFILE NO.: Z -4923-P NAME: Shackleford Crossing Lot 3 Revised Long -form PCD LOCATION: Located in the 2800 Block of S. Shackleford Road DEVELOPER: BJ's Restaurants, Inc. c/o Golden Property Development LLC 10 S. Grant Street Roseville, CA 95678 FNC,INFFR- WD Partners 16808 Armstrong Ave. Suite 100 Irving, CA 92606 AREA: 2.24 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD C-2 and 0-2 Zoning District uses Revised PCD FT. NEW STREET: 0 LF Add signage to all four sides of the proposed building VARIANCESMAIVERS REQUESTED BACKGROUND: None requested. The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2, Shopping Center District permitted uses, the south 20 acres being 0-2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where 0-2, Office and Institutional District and C-2, Shopping Center District permitted uses would be allowed. The plan also showed four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. FILE NO.: Z -4923-P Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the commercial portion of the project and one (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen (16) lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. All the conditions that were a part of the approved Conceptual PCD were incorporated into the submittal with one (1) revision. The one (1) change requested from the prior conditions was to increase the allowable restaurant square footage and place a minimum parking ratio requirement for restaurants on the site as imposed by the developer. Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20, 2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. On May 8, 2008, the Little Rock Planning Commission recommended approval of a request to allow a revision to the previously approved PCD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Wal-Mart retail store. The approval allowed for development of a four (4) story 92 room hotel with paved drives and parking. The hotel was not proposed with any amenities such as conference rooms, a restaurant or a bar. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. The Board of Directors approved the request on June 3, 2008, by the adoption of Ordinance No. 19,980. On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the conditions. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses for the office portion of the development and to increase the amount of restaurant square footage approved for the development. The revision allowed 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The approval also allowed a hotel on Lot 11 which is located near the southwest corner of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms. The hotel would not have a restaurant or bar associated with it but a 1,200 square foot meeting room was proposed. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. 2 FILE NO.: Z -4923-P On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker Barrel to allow the placement of temporary storage modules within the rear parking area of the restaurant to serve as temporary inventory storage for seasonal sales. The denial was not appealed to the Board of Directors for reconsideration. On February 25, 2010, the Little Rock Planning Commission was to hear a request to allow the development of Lot 5B (an out -parcel located on South Shackleford Road) with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to the Commission hearing the request. Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010, allowed a revision to the PCD to allow the construction of a four (4) story hotel containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision. The development was proposed containing 80 parking spaces. The hotel was proposed as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and indoor pool area but did not include a full service restaurant or bar. This hotel was not constructed. Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011, allowed a revision to the PCD by splitting Lot 4B into Lots 4B -R2 (+/- 0.81 acres) and 4D (+/- 1.0 acres). The approval allowed an express tunnel carwash to be developed on Lot 413-R2. The carwash has been constructed. On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647 allowing a modification to the previously approved pylon signs. The height nor the width of the existing signs changed. The height of the signs was 35 -feet with a signage area of 340 square feet. The approval added additional panels to the lower portion of the sign which were open. The additional space added up to eight (8) panels on each pylon sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum additional sign area approved was 240 square feet On December 13, 2012, the Planning Commission provided a recommendation of approval for a revision to the PCD for Lot 5B to allow the construction of a 4 -story 82 -room hotel. The maximum building height indicated was 60 -feet. The cover letter stated within the hotel there would be meeting room space, a business center, a fitness center and a lobby bar. The hotel would offer an evening manager's reception. The applicant requested the item not be forwarded to the Board of Directors for final approval. On April 18, 2013, The Little Rock Planning Commission approved a revision to the PCD zoning for Lot 5B to allow the construction of a hotel with a maximum height of 60 -feet. The hotel included a continental breakfast area and a fitness center. There were no plans to include a hotel bar or restaurant. A manager's reception area was proposed to occasionally serve beer and wine. A total of 93 parking spaces were to be provided, including four (4) handicap spaces per ADA requirement. The item was placed on the Board of Directors agenda for May 21, 2013. 3 FILE NO.: Z -4923-P (Cont. On July 9, 2013, the Little Rock Board of Directors reviewed a request to allow a modification to the previously approved site plan to add 43 additional parking spaces in the Tract B area (adjacent to this site) and increase the overall allowance for restaurant usage from 80,000 square feet to 90,000 square feet within the overall shopping center. A. PROPOSAUREQUESPAPPLICANT'S STATEMENT: BJ's Restaurants is proposing a new restaurant on one of the pads along Shackleford Road in the Shackleford Crossing Shopping Center. The restaurant will be constructed with the two ends fronting onto entrance drives, the front along Shackleford Road and the rear within the parking lot. The approved PCD allows signage on the out -parcels of the development on two facades. The applicant is requesting signage on all four elevations in order to provide visibility for potential guest traveling both north and south on Shackleford Road as well as guest within the shopping center. The total sign area on the front fagade (east) is 56.79 square feet. The total sign area on the north, south and west elevations is 37.7 square feet. The signage plan includes the placement of a framed mural on the front, and rear elevations. g. EXISTING CONDITIONS: The shopping center has developed with a mix of retail uses. Comcast is located within the development and two (2) hotels have been constructed within the office portion of the development. A third hotel is currently under review for the remaining lot located on Crossings Court. Along Shackleford Road there are several restaurants and an express tunnel carwash located on out -parcels. A hotel was recently recommended for approval on the corner of Shackleford Road and Crossings Court. Of the four remaining outparcels on Shackleford Road three are currently being reviewed by restaurant users. Other uses in the area include Camp Aldersgate to the east, a vacant property to the southeast approved as a PCD for a mixed use development containing residential, office and retail uses. 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 along with the John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 51 FILE NO.: Z -4923-P Cont. E. ANALYSIS. There were no issues raised at the June 20, 2013, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is proposing a revision to the PCD zoning for the shopping center for Lot 3 to allow building signage on all four facades of the building. The approved PCD for Shackleford Crossing allowed signage on two of the facades. The total area for exterior wall mounted signs may not exceed 10% of the wall surface area of the front wall on the tenant's demised premises. The restaurant will be constructed with the two ends fronting onto entrance drives, the front along Shackleford Road and the rear within the parking lot. The applicant is requesting signage on all four elevations in order to provide visibility for potential guest traveling both north and south on Shackleford Road as well as guest within the shopping center. The total sign area on the front facade (east) is 56.79 square feet. The total sign area on the north, south and west elevations is 37.7 square feet. Based on signage allowed on the front facade (10%) of the wail area 435 square feet of signage would be allowed. The pian indicates the placement of less than 200 square feet of signage included on all four (4) facades. The signage plan includes the placement of a framed mural on the front, and rear elevations. The murals are different sizes on each fagade. The maximum size of the front mural is 29 -feet by 15 -feet. The murals are not considered signage but are considered an architectural feature. Staff is supportive of the request. The site is unique in that there are access drives and street frontage on all four sides of the building. Staff does not feel the allowance of signage on all four sides of the building will adversely impact the development. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of signage on the four facades as proposed by the applicant. PLANNING COMMISSION ACTION: (JULY 11, 2013) 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 signage on the four facades as proposed by the applicant. 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 and 2 absent.