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HomeMy WebLinkAboutZ-6051-H Staff AnalysisFILE NO.: Z -6051-H NAME: Centre at Chenal Revised POD LOCATION: 11801 Chenal Parkway DEVELOPER: Hank Kelley Flake and Kelley Management P.O. Box 990 Little Rock, AR 72203 AREA: 11.0 Acres NUMBER OF LOTS: 1 CURRENT ZONING: POD ENGINFER- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 ALLOWED USES: Various retail and office at a mix of 75% retail. PROPOSED ZONING: Revised POD PROPOSED USE: Various retail and office at a mix of 80% retail. VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The tract was preliminary platted on July 18, 1996 along with lots east and south.. One lot out of the plat and a segment of street was final platted for a post office. The lots were platted for office uses and zoned office in accordance with the land use plan. Ordinance No. 17,623 dated December 2, 1997 rezoned the site from 0-2 to POD and established Arkansas Systems Long -form POD. The site was planned as a mixed office and retail development at 75% retail and 25% office. The buildings fronting the Parkway were to be marketed to office uses and the retail uses were to be located in the buildings facing the north and east of the development. FILE NO.: Z -6051-H The applicant indicated the purpose of the development was to provide services to the surrounding neighborhoods. The applicant was granted specific office and commercial uses as follows: antique shop, beauty shop or barber, cigar (tobacco shop), clothing store, florist shop, dry cleaners pickup station, copy center, physical therapy clinic, car shop, restaurant (non drive through), art/ music/ speech/ drama studio, bakery, book or stationary store, card store, drug store, hobby shop, art gallery, real estate/insurance, travel agency, gift shop, bank, camera shop, medical clinic, duplication shop, jewelry store, photography studio, catering (for commercial purposes) optical shop along with 0-2 District uses eliminating a lodge, mortuary or funeral home and nursing home or nvalescent home. PROPOSAL/REQUEST: The applicant proposes to revise the Planned Development to allow additional office and commercial uses to locate on the site, to not have a requirement of placement of office uses facing the Parkway (Building A) and to revise the percent mix requirement. The original approval included a 75% retail and 25% office mix on the site. The applicant is now requesting an 80% retail and 20% office use mix. In the original POD, Building A+was to be marketed to a specified list of uses which were primarily office uses. The applicant now wishes this requirement be eliminated and to be given the flexibility to place tenants at will within the development. The applicant has requested the following office and commercial uses be considered as allowable uses for the site regardless of building location: antique shop (with repair), bakery or confectionary shop, bank or savings and loan office, barber or beauty shop, beverage shop, book or stationery store, butcher shop/meat market, camera shop, catering commercial, cigar/tobacco and candy store, clinic (medical, dental or optical), clothing store, college, university or seminary, commercial catering, community welfare or health center, consignment or 2nd hand store, custom sewing or millinery, drugstore or pharmacy, dry cleaning drop station, duplication shop, establishment for a religious, charitable or philanthropic organization, florist shop, furniture store, handicraft, ceramic sculpture, printing or blueprinting., hardware or sporting goods store, health studio spa, hobby shop, jewelry store, laboratory, laundry mat and pickup, library, art gallery museum or similar public use, lodge or fraternal organization, medical appliance fittings and sales, office (general or professional) office equipment sales and service, optical shop, paint and wallpaper store, pet shop, photography studio, restaurant without drive-in but with a possible lounge as a part of the restaurant, school (business), school (public or denominational), shoe repair, studio broadcasting or recording, studio (art, music, speech, drama, dance or other artistic endeavors), tailor, travel bureau, video rental store (excluding adult entertainment), window blind or interior decorator shop. 2 FILE NO.: Z -6051-H (Cont. The applicant has indicated there are four building sections to the development containing 50,662 square feet. Section A contains 15,768 square feet, Section B-1 contains 17,298 square feet, Section B-2 contains 15,543 square feet and Section B-3 contains 12,053 square feet. There are 217 parking spaces within the development and the site has a cross access and parking agreement with the Euronet Building to the north. B. EXISTING CONDITIONS: The site is a developed office/commercial strip center with the majority of the bays occupied. The area to the east is developed as office uses including a bank on 0-2 property and a PD -0 for the Post Office. There is also a daycare center, Kidco, further to the east behind the Post Office. Northeast of the site is a large office building housing ARSYS. Directly north of the site is the Euronet Building an office use as well. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the area residents. The St. Charles and Parkway Place Neighborhood Associations, all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLAN Wastewater: Sewer available, not adversely affected. Grease Trap are required for food preparation facilities. Contact Little Rock Wastewater at 376-2903 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on dedicated bus route and has no effect on bus radius, turnout and route. 3 FILE NO.: Z -6051-H (Cont.) F. ISSU ESITECHN ICAUDESIGN: Planning Division: The request is located in the Chenal Planning District. The Land Use Plan shows office for the site: The applicant has applied for a revision of an existing Planned Office Development to add additional uses to the site. City Reco nixed Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Hank Kelly and Mr. Michael Mitcham were present representing the application. Staff presented the issue stating the applicant was requesting a revision to a previously approved POD to allow additional uses on the site and to not limit the retail uses away from the Parkway. Staff stated there were additional questions, which needed to be addressed with the regard to an outdoor deck, which had been mentioned but not indicated on the site plan. Staff also questioned if the deck would involve any outdoor music or entertainment. Staff noted the comment from the Wastewater Department regarding the addition of grease traps for food preparation uses. After the discussion, it was determined there were no additional issues for discussion and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover, letter indicating the additional items requested by Staff and the Subdivision Committee. The applicant has indicated the proposed deck addition will not be covered at this time but he would like the flexibility to cover the deck with a canopy at some point in the future. The only music, which will be offered on the deck will be piped mood music and no outdoor live entertainment. The..proposed deck will occupy one parking space of the existing development. A fence will be added to allow access control to the deck but will be constructed of an ornamental wrought iron. The deck should have no adverse impact on the development since the development has sufficient parking and a cross access easement for additional parking with the office building to the north. 4 FILE NO.: Z -6051-H (Cont. The applicant proposes additional uses to the site. The applicant has requested the use of the site for a lodge or a school. The applicant has indicated these uses would be self policing and -Staff is somewhat agreeable. The applicant is requesting the use of the site for a school such as a satellite campus. Staff feels the current parking situation would regulate the usage of the site and is agreeable with the alternative uses listed for the development. The applicant has also requested the percentage mix of the development to be changed from a 75% commercial 25% office to a 80% commercial 20% office. The applicant is also requesting the retail uses be allowable in Building A, the building facing the Parkway. Staff is also agreeable to this request. The size of the development and the available square footage in Building A should not have a adverse impact on the area even if the Building were to develop totally as retail. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed request to allow the development to develop at an 80% commercial and 20% office use mix with no regard to building placement. Staff recommend's approval of the requested uses listed in Paragraph A as alternative uses for the development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Hank Kelly and Mr. Michael Mitcham were present representing the -application. There were no objectors present. Staff presented the item with a positive recommendation to allow uses listed in Paragraph A, of this report, as alternative uses for the development subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of the proposed request to allow the development to develop at an 80% commercial and 20% office use mix with no regard to building placement. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes -and 0 absent. 5 September 19, 2002 ITEM NO.: 11 NAME: Centre at Chenal Revised POD LOCATION: 1 jAL1-Ctenad_-l?arkwa DEVELOPER: Hank Kelley Flake and Kelley Management P.O. Box 990 Little Rock, AR 72203 AREA: 11.0 Acres NUMBER OF LOTS: 1 CURRENT ZONING: POD FILE NO.: Z -6051-H ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 ALLOWED USES: Various retail and office at a mix of 75% retail. PROPOSED ZONING: Revised POD PROPOSED USE: Various retail and office at a mix of 80% retail. VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The tract was preliminary platted on July 18, 1996 along with lots east and south. One lot out of the plat and a segment of street was final platted for a post office. The lots were platted for office uses and zoned office in accordance with the land use plan. Ordinance No. 17,623 dated December 2, 1997 rezoned the site from 0-2 to POD and established Arkansas Systems Long -form POD. The site was planned as a mixed office and retail development at 75% retail and 25% office. The buildings fronting the Parkway were to be marketed to office uses and the retail uses were to be located in the buildings facing the north and east of the development. September 19, 2002 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: 2-6051-H The applicant indicated the purpose of the development was to provide services to the surrounding neighborhoods. The applicant was granted specific office and commercial uses as follows: antique shop, beauty shop or barber, cigar (tobacco shop), clothing store, florist shop, dry cleaners pickup station, copy center, physical therapy clinic, car shop, restaurant (non drive through), art/ music/ speech/ drama studio, bakery, book or stationary store, card store, drug store, hobby shop, art gallery, real estate/insurance, travel agency, gift shop, bank, camera shop, medical clinic, duplication shop, jewelry store, photography studio, catering (for commercial purposes) optical shop along with 0-2 District uses eliminating a lodge, mortuary or funeral home and nursing home or convalescent home. A. PROPOSALIREQUEST: The applicant proposes to revise the Planned Development to allow additional office and commercial uses to locate on the site, to not have a requirement of placement of office uses facing the Parkway (Building A) and to revise the percent mix requirement. The original approval included a 75% retail and 25% office mix on the site. The applicant is now requesting an 80% retail and 20% office use mix. In the original POD, Building A was to be marketed to a specified list of uses which were primarily office uses. The applicant now wishes this requirement be eliminated and to be given the flexibility to place tenants at will within the development. The applicant has requested the following office and commercial uses be considered as allowable uses for the site regardless of building location: antique shop (with repair), bakery or confectionary shop, bank or savings and loan office, barber or beauty shop, beverage shop, book or stationery store, butcher shop/meat market, camera shop, catering commercial, cigar/tobacco and candy store, clinic (medical, dental or optical), clothing store, college, university or seminary, commercial catering, community welfare or health center, consignment or 2nd hand. store, custom sewing or millinery, drugstore or pharmacy, dry cleaning drop station, duplication shop, establishment for a religious, charitable or philanthropic organization, florist shop, furniture store, handicraft, ceramic sculpture, printing or blueprinting, hardware or sporting goods store, health studio spa, hobby shop, jewelry store, laboratory, laundry mat and pickup, library, art gallery museum or similar public use, lodge or fraternal organization, medical appliance fittings and sales, office (general or professional) office equipment sales and service, optical shop, paint and wallpaper store, pet shop, photography studio, restaurant without drive-in but with a possible lounge as a part of the restaurant, school (business), school (public or denominational), shoe repair, studio broadcasting or recording, studio (art, music, speech, drama, dance or other artistic endeavors), tailor, travel bureau, video rental store (excluding adult 2 September 19, 2002 SUBDIVISION ITEM NO.: 11(Cont.)__FILE NO.: Z -6051-H entertainment), window blind or interior decorator shop. The applicant has indicated there are four building sections to the development containing 50,662 square feet. Section A contains 15,768 square feet, Section B-1 contains 17,298 square feet, Section B-2 contains 15,543 square feet and Section B-3 contains 12,053 square feet. There are 217 parking spaces within the development and the site has a cross access and parking agreement with the Euronet Building to the north. B. EXISTING CONDITIONS: The site is a developed office/commercial strip center with the majority of the bays occupied. The area to the east is developed as office uses including a bank on 0-2 property and a PD -O for the Post Office. There is also a daycare center, Kidco, further to the east behind the Post Office. Northeast of the site is a large office building housing ARSYS. Directly north of the site is the Euronet Building an office use as well. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the area residents. The St. Charles and Parkway Place Neighborhood Associations, all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENUCOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Trap are required for food preparation facilities. Contact Little Rock Wastewater at 376-2903 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. 3 September 19, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -6051-H F G H. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planninq Division: The request is located in the Chenal Planning District. The Land Use Plan shows office for the site. The applicant has applied for a revision of an existing Planned Office Development to add additional uses to the site. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Hank Kelly and Mr. Michael Mitcham were present representing the application. Staff presented the issue stating the applicant was requesting a revision to a previously approved POD to allow additional uses on the site and to not limit the retail uses away from the Parkway. Staff stated there were additional questions, which needed to be addressed with the regard to an outdoor deck, which had been mentioned but not indicated on the site plan. Staff also questioned if the deck would involve any outdoor music or entertainment. Staff noted the comment from the Wastewater Department regarding the addition of grease traps for food preparation uses. After the discussion, it was determined there were no additional issues for discussion and the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised cover letter indicating the additional items requested by Staff and the Subdivision Committee. The applicant has indicated the proposed deck addition will not be covered at this time but he would like the flexibility to cover the deck with a canopy at some point in the future. The only 4 September 19, 2002 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z -6051-H flexibility to cover the deck with a canopy at some point in the future. The only music, which will be offered on the deck will be piped mood music and no outdoor live entertainment. The proposed deck will occupy one parking space of the existing development. A fence will be added to allow access control to the deck but will be constructed of an ornamental wrought iron. The deck should have no adverse impact on the development since the development has sufficient parking and a cross access easement for additional parking with the office building to the north. The applicant proposes additional uses to the site. The applicant has requested the use of the site for a lodge or a school. The applicant has indicated these uses would be self policing and Staff is somewhat agreeable. The applicant is requesting the use of the site for a school such as a satellite campus. Staff feels the current parking situation would regulate the usage of the site and is agreeable with the alternative uses listed for the development. The applicant has also requested the percentage mix of the development to be changed from a 75% commercial 25% office to a 80% commercial 20% office. The applicant is also requesting the retail uses be allowable in Building A, the building facing the Parkway. Staff is also agreeable to this request. The size of the development and the available square footage in Building A should not have a adverse impact on the area even if the Building were to develop totally as retail. STAFF RECOMMENDATION: Staff recommends approval of the proposed request to allow the development to develop at an 80% commercial and 20% office use mix with no regard to building placement. Staff recommends approval of the requested uses listed in Paragraph A as alternative uses for the development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Hank Kelly and Mr. Michael Mitcham were present representing the application. There were no objectors present. Staff presented the item with a positive recommendation to allow uses listed in Paragraph A, of this report, as alternative uses for the development subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of the proposed request to allow the development to develop at an 80% commercial and 20% office use mix with no regard to building placement. 5 September 19, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -6051-H There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. September 19, 2002 ITEM NO.: 11 NAME: Centre at Chenal Revised POD LOCATION: 11801 Chenal Parkway DEVELOPER: Hank Kelley Flake and Kelley Management P.O. Box 990 Little Rock, AR 72203 AREA: 11.0 Acres NUMBER OF LOTS: 1 CURRENT ZONING: POD FILE NO.: Z -6051-H ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 ALLOWED USES: Various retail and office at a mix of 75% retail. PROPOSED ZONING: Revised POD PROPOSED USE: Various retail and office at a mix of 80% retail. VARIAN C ESMAIVERS REQUESTED: None requested. BACKGROUND: The tract was preliminary platted on July 18, 1996 along with lots east and south. One lot out of the plat and a segment of street was final platted for a post office. The lots were platted for office uses and zoned office in accordance with the land use plan. Ordinance No. 17,623 dated December 2, 1997 rezoned the site from 0-2 to POD and established Arkansas Systems Long -form POD. The site was planned as a mixed office and retail development at 75% retail and 25% office. The buildings fronting the Parkway were to be marketed to office uses and the retail uses were to be located in the buildings facing the north and east of the development. September 19, 2002 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -5051-H The applicant indicated the purpose of the development was to provide services to the surrounding neighborhoods. The applicant was granted specific office and commercial uses as follows: antique shop, beauty shop or barber, cigar (tobacco shop), clothing store, florist shop, dry cleaners pickup station, copy center, physical therapy clinic, car shop, restaurant (non drive through), art/ music/ speech/ drama studio, bakery, book or stationary store, card store, drug store, hobby shop, art gallery, real estatelinsurance, travel agency, gift shop, bank, camera shop, medical clinic, duplication shop, jewelry store, photography studio, catering (for commercial purposes) optical shop along with 0-2 District uses eliminating a lodge, mortuary or funeral home and nursing home or convalescent home. A. PROPOSAVREQUEST: The applicant proposes to revise the Planned Development to allow additional office and commercial uses to locate on the site, to not have a requirement of placement of office uses facing the Parkway (Building A) and to revise the percent mix requirement. The original approval included a 75% retail and 25% office mix on the site. The applicant is now requesting an 80% retail and 20% office use mix. In the original POD, Building A was to be marketed to a specified list of uses which were primarily office uses. The applicant now wishes this requirement be eliminated and to be given the flexibility to place tenants at will within the development. The applicant has requested the following office and commercial uses be considered as allowable uses for the site regardless of building location: antique shop (with repair), bakery or confectionary shop, bank or savings and loan office, barber or beauty shop, beverage shop, book or stationery store, butcher shop/meat market, camera shop, catering commercial, cigar/tobacco and candy store, clinic (medical, dental or optical), clothing store, college, university or seminary, commercial catering, community welfare or health center, consignment or 2nd hand store, custom sewing or millinery, drugstore or pharmacy, dry cleaning drop station, duplication shop, establishment for a religious, charitable or philanthropic organization, florist shop, furniture store, handicraft, ceramic sculpture, printing or blueprinting, hardware or sporting goods store, health studio spa, hobby shop, jewelry store, laboratory, laundry mat and pickup, library, art gallery museum or similar public use, lodge or fraternal organization, medical appliance fittings and sales, office (general or professional) office equipment sales and service, optical shop, paint and wallpaper store, pet shop, photography studio, restaurant without drive-in but with a possible lounge as a part of the restaurant, school (business), school (public or denominational), shoe repair, studio broadcasting or recording, studio (art, music, speech, drama, dance. or other artistic endeavors), tailor, travel bureau, video rental store (excluding adult 2 September 19, 2002 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6051-H entertainment), window blind or interior decorator shop. The applicant has indicated there are four building sections to the development containing 50,662 square feet. Section A contains 15,768 square feet, Section B-1 contains 17,298 square feet, Section B-2 contains 15,543 square feet and Section B-3 contains 12,053 square feet. There are 217 parking spaces within the development and the site has a cross access and parking agreement with the Euronet Building to the north. B. EXISTING CONDITIONS: The site is a developed office/commercial strip center with the majority of the bays occupied. The area to the east is developed as office uses including a bank on 0-2 property and a PD -0 for the Post Office. There is also a daycare center, Kidco, further to the east behind the Post Office. Northeast of the site is a large office building housing ARSYS. Directly north of the site is the Euronet Building an office use as well. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the area residents. The St. Charles and Parkway Place Neighborhood Associations, all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING; Wastewater: Sewer available, not adversely affected. Grease Trap are required for food preparation facilities. Contact Little Rock Wastewater at 376-2903 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. 3 September 19, 2002 SUBDIVISION ITEM NO.: 11 (Cont. F. G W Fire Department: Countv Planning: Approved as submitted. No comment received. FILE NO.: Z -6051-H CATA: Site is not located on dedicated bus route and has no effect on bus radius, turnout and route. ISSUESITECH N I CALIDESIG N: Planninq Division: The request is located in the Chenal Planning District. The Land Use Plan shows office for the site. The applicant has applied for a revision of an existing Planned Office Development to add additional uses to the site. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Hank Kelly and Mr. Michael Mitcham were present representing the application. Staff presented the issue stating the applicant was requesting a revision to a previously approved POD to allow additional uses on the site and to not limit the retail uses away from the Parkway. Staff stated there were additional questions, which needed to be addressed with the regard to an outdoor deck, which had been mentioned but not indicated on the site plan. Staff also questioned if the deck would involve any outdoor music or entertainment. Staff noted the comment from the Wastewater Department regarding the addition of grease traps for food preparation uses. After the discussion, it was determined there were no additional issues for discussion and the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised cover letter indicating the additional items requested by Staff and the Subdivision Committee. The applicant has indicated the proposed deck addition will not be covered at this time but he would like the flexibility to cover the deck with a canopy at some point in the future. The only 4 September 19, 2002 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z -6051-H music, which will be offered on the deck will be piped mood music and no outdoor live entertainment. The proposed deck will occupy one parking space of the existing development. A fence will be added to allow access control to the deck but will be constructed of an ornamental wrought iron. The deck should have no adverse impact on the development since the development has sufficient parking and a cross access easement for additional parking with the office building to the north. The applicant proposes additional uses to the site. The applicant has requested the use of the site for a lodge or a school. The applicant has indicated these uses would be self policing and Staff is somewhat agreeable. The applicant is requesting the use of the site for a school such as a satellite campus. Staff feels the current parking situation would regulate the usage of the site and is agreeable with the alternative uses listed for the development. The applicant has also requested the percentage mix of the development to be changed from a 75% commercial 25% office to a 80% commercial 20% office. The applicant is also requesting the retail uses be allowable in Building A, the building facing the Parkway. Staff is also agreeable to this request. The size of the development and the available square footage in Building A should not have a adverse impact on the area even if the Building were to develop totally as retail. STAFF RECOMMENDATION-- Staff ECOMMENDATION: Staff recommends approval of the proposed request to allow the development to develop at an 80% commercial and 20% office use mix with no regard to building placement. Staff recommends approval of the requested uses listed in Paragraph A as alternative uses for the development subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. 5