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HomeMy WebLinkAboutZ-6199-F Staff AnalysisAugust 29, 2019 ITEM NO.: 8 NAME: Zoe's Revised Short -form PCD LOCATION: 12,900 Chenal Parkway DEVELOPER - 12900 Chenal Parkway, LLC 1901 Avenue of the Stars, Suite 630 Las Angeles, CA 90067 OWNER/AUTHORIZED AGENT: 12900 Chenal Parkway, LLC 1901 Avenue of the Stars, Suite 630 Las Angeles, CA 90067 SURVEYOR/ENGINEER: Central Arkansas Professional Surveying 1021 Front Street Conway, AR 72032 AREA: .90 acres IRTO RRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE VARIANCEMAIVERS BACKGROUND: NUMBER OF LOTS: 1 PLANNING DISTRICT: 19 PCD Restaurant Revised PCD C-3 uses None requested. FILE NO.: Z -6199-F FT. NEW STREET: 0 LF CENSUS TRACT: 42.16 On April 21, 2015, the Board of Directors passed Ordinance No. 21,023 establishing Target/Zoe's Kitchen Revised Long -form PCD. The approval allowed for the subdivision of the 13.22 acre Target parcel, creating a new, 0.90 acre out -parcel to be developed as August 29, 2019 SUBDIVISION ITEM NO_: 8 (Cont.) FILE NO.: Z -6199-F a Zoe's Kitchen restaurant. The site was developed with a 3,060 square foot restaurant building and 49 parking spaces. A shared parking and access easement was established between the Zoe's parcel and the Target parcel. The restaurant has underperformed and has vacated the site. The approved PCD was specifically for a restaurant and no alternative uses were requested or approved. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The owners of the property are requesting approval of a revision to the PCD to allow for occupancy of the former restaurant building by a general retail tenant. Staff would suggest that the approval be for C-3 uses, enclosed. B. EXISTING CONDITIONS: The 0.90 acre tract contains a 3,060 square foot building and 49 parking spaces. The out -parcel is located in the front portion of the Target property. The site is located in a commercial node with a variety of commercial and retail uses looted along Chenal Parkway and W. Markham Street. C. NEIGHBORHOOD COMME Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place and St. Charles Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Reclamation Authorit : Sewer Available to this site. Grease interceptor evacuation and abandonment required if nonrestaurant use. Entergy: No comment. Centerpoint Energy: No comment received. AT&T: No comment received. iq August 29, 2019 SUBDIVISION F G Central Arkansas Water: O.: Z -6199-F NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. County Planning: No comments received. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock.or or Steve Crain at 501-371-4875; scrain(cDlittlerock..gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comments. K August 29, 2019 SUBDIVISION ITEM NO.: 8 Cont. H. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z -6199-F (August 7, 2019) The applicants were not present. Staff presented the item and noted little additional information was needed. Staff stated days and hours of operation and a signage plan were not provided. Staff stated signage could likely be as was approved under the original Zoe's PCD and hours of operation were not particularly crucial due to the site's location within a dense commercial area. The committee forwarded the item to the full commission. ANALYSIS: The applicants are requesting a revision to the PCD to allow the former Zoe's Kitchen building and property to be used for a general retail business. Staff believes the revision should be to allow C-3 uses, enclosed. Such uses would be compatible with the area. The prior approval did not have a limit on days and hours of operation. Due to the site's location, staff is supportive of allowing that flexibility to continue. The previously -approved signage plan included one (1) ground mounted monument style sign not to exceed 8 feet in height and 100 square feet in area and wall signage on the south facade, up to 10% coverage, and west and east facades not to exceed 1.6% coverage. Staff supports maintaining that signage plan. To staff's knowledge there are no outstanding issues. Allowing use of this small, developed site for C-3, enclosed uses is compatible with uses and development in the area. J. STAFF RECOMMENDATION: Staff recommends approval of the requested revised PCD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. 4 August 29, 2019 ITEM NO.: 8 NAME: Zoe's Revised Short -form PCD LOCATION: 12,900 Chenal Parkway DEVELOPER: 12900 Chenal Parkway, LLC 1901 Avenue of the Stars, Suite 630 Las Angeles, CA 90067 OWNER/AUTHORIZED AGENT: 12900 Chenal Parkway, LLC 1901 Avenue of the Stars, Suite 630 Las Angeles, CA 90067 SURVEYOR/ENGINEER: Central Arkansas Professional Surveying 1021 Front Street Conway, AR 72032 AREA: .90 acres WARD: 5 CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE VARIANCEMAIVERS: BACKGROUND, NUMBER OF LOTS: 1 PLANNING DISTRICT: 19 PCD Restaurant Revised PCD C-3 uses None requested. FILE NO.: Z -6199-F FT. NEW STREET: 0 LF CENSUS TRACT: 42.16 On April 21, 2015, the Board of Directors passed Ordinance No. 21,023 establishing Target/Zoe's Kitchen Revised Long -form PCD. The approval allowed for the subdivision of the 13.22 acre Target parcel, creating a new, 0.90 acre out -parcel to be developed as August 29, 2019 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6199-F a Zoe's Kitchen restaurant. The site was developed with a 3,060 square foot restaurant building and 49 parking spaces. A shared parking and access easement was established between the Zoe's parcel and the Target parcel. The restaurant has underperformed and has vacated the site. The approved PCD was specifically for a restaurant and no alternative uses were requested or approved. A. PROPOSAL/REQUEST/APPLIGANT'S STATEMENT: The owners of the property are requesting approval of a revision to the PCD to allow for occupancy of the former restaurant building by a general retail tenant. Staff would suggest that the approval be for C-3 uses, enclosed. B. EXISTING CONDITIONS: The 0.90 acre tract contains a 3,060 square foot building and 49 parking spaces. The out -parcel is located in the front portion of the Target property. The site is located in a commercial node with a variety of commercial and retail uses looted along Chenal Parkway and W. Markham Street. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place and St. Charles Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Reclamation Authority: Sewer Available to this site. Grease interceptor evacuation and abandonment required if nonrestaurant use. Entergy: No comment. Centerpoint Ener : No comment received. AT&T: No comment received. 2 August 29, 2019 SUBDIVISION ITEM NO.: 8 (Cont. Central Arkansas Water: FILE NO.: Z -6199-F NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. County Planning: No comments received. F. BUILDING CODESILANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock.or or Steve Crain at 501-371-4875; scrain(d),iittlerock.gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comments. 3 August 29, 2019 SUBDIVISION ITEM NO.: 8 [Cont. I J SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z -6199-F (August 7, 2019) The applicants were not present. Staff presented the item and noted little additional information was needed. Staff stated days and hours of operation and a signage plan were not provided. Staff stated signage could likely be as was approved under the original Zoe's PCD and hours of operation were not particularly crucial due to the site's location within a dense commercial area. The committee forwarded the item to the full commission. ANALYSIS: The applicants are requesting a revision to the PCD to allow the former Zoe's Kitchen building and property to be used for a general retail business. Staff believes the revision should be to allow C-3 uses, enclosed. Such uses would be compatible with the area. The prior approval did not have a limit on days and hours of operation. Due to the site's location, staff is supportive of allowing that flexibility to continue. The previously -approved signage plan included one (1) ground mounted monument style sign not to exceed 8 feet in height and 100 square feet in area and wall signage on the south facade, up to 10% coverage, and west and east facades not to exceed 1.6% coverage. Staff supports maintaining that signage plan. To staff's knowledge there are no outstanding issues. Allowing use of this small, developed site for C-3, enclosed uses is compatible with uses and development in the area. STAFF RECOMMENDATION.' Staff recommends approval of the requested revised PCD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. 0 SUBDIVISION COMMITTEE COMMENTS AUGUST 7, 2019 ITEM NO.: 8. ZOE'S REVISED SHORT -FORM PCD 12900 CHENAL PARKWAY (Z -6199 -E) - Planning Staff Comments: 1. Provide notification of the (abutting property owners/property owners 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 14, 2019. The Office of Planning and Development must receive the proof of notice no later than August 23, 2019. 2. The requested PCD revision is to allow "general retail." Staff would suggest requesting uses allowed in "C-3, 3. enclosed." 4. Provide days and hours of operation 5. Provide a signage plan or commit to complying with previously approved signage plan: a. 1 ground mounted monument and style sign not to exceed 8' in height and 100 sq. ft. in area b. Signage an 3 building facades; south fagade up to 10%, west and east facades not to exceed 1.6% of fagade area. VariancelWaivers: None requested. Public Works: 1. 1j Utilities and Fire Department/County Planning_ Little Rock Reclamation Authority: Sewer Available to this site. Grease interceptor evacuation and abandonment required if nonrestaurant use. Entergy: No comment. Centerpoint Energy: No comment received, AT&T: No comment received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. TEM NO. -.8- (CO Building Codes: -6199-F Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyalittlerock.org or Steve Crain at 501-371-4875; scrain __littlerock.goy County Planning: No comments received. Rock Region METRO: No comment. Planning Diviion No comments- Z­ Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, August 14, 2019. Required notice are to be sent via certified mail no later than Wednesday, August 14, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than August 23, 2019.