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HomeMy WebLinkAboutZ-6526-B Staff AnalysisFILE NO.: Z -6526-B NAME: Parker Lexus Short -form PCD LOCATION: Located on the Northwest corner of Shackleford West Boulevard and South Shackleford Road DEVELOPER: Parker Cadillac, Inc. Attn. Dave Parker 1700 North Shackleford Road Little Rock, AR 72212 ci iQvr=vr)P The Mehlburger Firm Attn. Greg Sullivan 201 South Izard Street Little Rock, AR 72201 LANDSCAPE ARCHITECT: Roberts and Williams Attn. Barry Williams 1501 North University Avenue, Suite 430 Little Rock, AR 72202 AREA: 1.48 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 0-3, General Office District General Office District uses PCD FT. NEW STREET: 0 LF 0-3, General Office District, C-1, Neighborhood Commercial District, C-2, Shopping Center District and Auto dealership employee parking. VARIANCESMAIVERS REQUESTED: None requested. FILE NO.: Z -6526-B (Cont. BACKGROUND: Ordinance No. 18,314 adopted by the Little Rock Board of Directors on July 18, 2000 rezoned this site from C-2- Shopping Center District to 0-3, General Office District. The purpose of the rezoning was to allow for future development of the site with a medical office building. The eastern 2/3rds of the tract was developed with the one-story office building and the western 1/3rd was cleared and filled but was otherwise undeveloped. The applicant proposed to subdivide the property into 2 tracts. The eastern 1.085 -acre lot would contain the existing development, leaving a second .401 acre lot on the west for development of a future office building. The lot sizes proposed fell below the minimum lot size requirement of C-2, Shopping Center District zoning and since the development was purely office in nature the applicant proposed to "downzone" the tract to 0-3, General Office District with smaller lot size minimums and reduced building setbacks. The lots as proposed exceeded the 0-3, General Office District zoning requirements. A. PROPOSAUREQUEST: The applicant is now seeking a rezoning of the site from 0-3, General Office District to PCD. Parker -Lexus would like to increase their number of employee parking spaces and move these spaces north and across Shackleford West Boulevard adjacent to the medical clinic. The site presently contains two lots and the applicant is proposing to rezone the entire area containing 1.5 acres to PCD. The request also includes the allowance of 0-3, General Office District uses, C-1, Neighborhood Commercial District uses and C-2, Shopping Center District uses as allowable uses for the site. The applicant is also proposing to replat the area into a single tract upon approval of the PCD zoning request. B. EXISTING CONDITIONS: The property is located at the northwest corner of Shackleford Road and Shackleford West Boulevard. The properties in the area around the site contain a variety of existing and proposed office and commercial uses. The C-2, Shopping Center District zoned properties immediately adjacent to the west is currently vacant and wooded. The C-2, Shopping Center District zoned property to the north contains a hotel. The area to the south is presently zoned C-2, Shopping Center District and is developed as an automobile dealership. Across Shackleford Road there are a number of uses including office uses, banking facilities, hotels, restaurants and the Heart Hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Sandpiper Neighborhood Association and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. 2 FILE NO.: Z -6526-B Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Short form PCD. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan. Shackleford West Boulevard is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. A Minor Arterial provides 3 FILE NO.: Z -6526-B (Cont. connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing bike routes are not shown in the immediate vicinity. Neighborhood Action Plan: This area is not currently covered by a neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All existing fencing/dumpster enclosures, etc. should also be in good repair or replaced in conjunction with this request. 3. The landscape area along the west is proposed at eight (8') foot. The required minimal amount is nine (9') foot and the one additional foot can easily be obtained from the excessive parking lot area. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Barry Williams was present representing the request. Staff presented an overview of the proposed development stating there were few technical issues associated with the request remaining outstanding. Staff requested the applicant label the dumpster and provide a note of the hours of service. Staff also requested the applicant provide the total square footage of the existing building and provide the location and details of any existing signage. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the storm water detention ordinance would apply to future development of the site. E FILE NO.: Z -6526-B (Cont. Landscaping comments were addressed. Staff stated the minimum landscape strip along the western perimeter should be increased to nine feet. Staff also stated a landscape plan stamped with the seal of a registered landscape architect would be required at the time of building permit. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has increased the landscape strip adjacent to the western property line to nine feet as typically required per the landscape ordinance. The applicant has also indicated the hours of dumpster service, the total square footage of the existing building and the location of existing and proposed signage. The site plan indicates the placement of two ground mounted signs located along the street sides. The maximum height proposed is eight feet and a total sign area not to exceed 160 square feet in area. The site plan indicates the existing building will remain on the site. The building contains 8,679 square feet. With the new parking area a total of 75 parking spaces will be available to serve the site. Based on typical minimum parking required for an office development 21 parking spaces would typically be required. The building was previously used as a medical clinic which typically requires six parking spaces per doctor. The request also includes the allowance of 0-3, General Office District uses, C-1, Neighborhood Commercial District uses and C-2, Shopping Center District uses as allowable uses for the site. Based on typical minimum parking requirements for these type uses the indicated parking should be adequate to serve most future uses. Staff believes any future uses should not generate a parking requirement greater than the number of available spaces on the site. The applicant is seeking the rezoning of the site to allow Parker -Lexus to increase their number of employee parking spaces by moving the employee spaces to the north and across Shackleford West Boulevard adjacent to the medical clinic. Staff is supportive of this request to allow the area to be used as employee parking. The developers are proposing the addition of 34 parking spaces to the site to serve the office building and Parker -Lexus employee parking. Staff does not feel the utilization of the parking as proposed by Parker -Lexus will adversely impact the parking for the office building. Staff recommends the parking not be used as inventory storage but to serve as employee parking only. Staff is supportive of the request. The site is located an area of commercial zoning and uses. Staff does not feel the rezoning to PCD will significantly impact 5 FILE NO.: Z -6526-B (Cont. the development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the parking be used for allowable uses on the site and as Parker -Lexus employee parking only and not to be used as inventory (automobile) storage. Staff recommends any uses on the site be limited to those that do not generate a parking requirement greater than the number of parking spaces available on the site. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented recommendations the parking be used for allowable uses on the site and as Parker -Lexus employee parking only and not to be used as inventory (automobile) storage and any uses on the site be limited to those that do not generate a parking requirement greater than the number of parking spaces available on the site. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 November 8, 2007 ITEM NO.: 17 NAME: Parker Lexus Short -form PCD FILE NO.: Z -6526-B LOCATION: Located on the Northwest corner of Shackleford West Boulevard and South Shackleford Road DEVELOPER: Parker Cadillac, Inc. Attn. Dave Parker 1700 North Shackleford Road Little Rock, AR 72212 CI IRllF-vnp- The Mehlburger Firm Attn. Greg Sullivan 201 South Izard Street Little Rock, AR 72201 LANDSCAPE ARCHITECT: Roberts and Williams Attn. Barry Williams 1501 North University Avenue, Suite 430 Little Rock, AR 72202 AREA: 1.48 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: 0-3, General Office District ALLOWED USES: General Office District uses PROPOSED ZONING: PCD PROPOSED USE: 0-3, General Office District, C-1, Neighborhood Commercial District, C-2, Shopping Center District and Auto dealership employee parking. VARIANCES/WAIVERS REQUESTED: None requested. November 8, 2007 SUBDIVISION ITEM NO.: 17 (Cont. BACKGROUND: FILE NO.: Z -6526-B Ordinance No. 18,314 adopted by the Little Rock Board of Directors on July 18, 2000 rezoned this site from C-2- Shopping Center District to 0-3, General Office District. The purpose of the rezoning was to allow for future development of the site with a medical office building. The eastern 2/3rds of the tract was developed with the one-story office building and the western 1/3d was cleared and filled but was otherwise undeveloped. The applicant proposed to subdivide the property into 2 tracts. The eastern 1.085 -acre lot would contain the existing development, leaving a second .401 acre lot on the west for development of a future office building. The lot sizes proposed fell below the minimum lot size requirement of C-2, Shopping Center District zoning and since the development was purely office in nature the applicant proposed to "downzone" the tract to 0-3, General Office District with smaller lot size minimums and reduced building setbacks. The lots as proposed exceeded the 0-3, General Office District zoning requirements. A. PROPOSAL/REQUEST: The applicant is now seeking a rezoning of the site from 0-3, General Office District to PCD. Parker -Lexus would like to increase their number of employee parking spaces and move these spaces north and across Shackleford West Boulevard adjacent to the medical clinic. The site presently contains two lots and the applicant is proposing to rezone the entire area containing 1.5 acres to PCD. The request also includes the allowance of 0-3, General Office District uses, C-1, Neighborhood Commercial District uses and C-2, Shopping Center District uses as allowable uses for the site. The applicant is also proposing to replat the area into a single tract upon approval of the PCD zoning request. B. EXISTING CONDITIONS: The property is located at the northwest corner of Shackleford Road and Shackleford West Boulevard. The properties in the area around the site contain a variety of existing and proposed office and commercial uses. The C-2, Shopping Center District zoned properties immediately adjacent to the west is currently vacant and wooded. The C-2, Shopping Center District zoned property to the north contains a hotel. The area to the south is presently zoned C-2, Shopping Center District and is developed as an automobile dealership. Across Shackleford Road there are a number of uses including office uses, banking facilities, hotels, restaurants and the Heart Hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Sandpiper Neighborhood Association and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. 2 November 8, 2007 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -6526-B D. ENGINEERING COMMENTS - PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Short form PCD. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan. Shackleford West Boulevard is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. 3 November 8, 2007 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -6526-B Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. A Minor Arterial provides ---connections to and -through an urban area and -their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing bike routes are not shown in the immediate vicinity. Neighborhood Action Plan: This area is not currently covered by a neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All existing fencing/dumpster enclosures, etc. should also be in good repair or replaced in conjunction with this request. 3. The landscape area along the west is proposed at eight (8') foot. The required minimal amount is nine (9') foot and the one additional foot can easily be obtained from the excessive parking lot area. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Barry Williams was present representing the request. Staff presented an overview of the proposed development stating there were few technical issues associated with the request remaining outstanding. Staff requested the applicant label the dumpster and provide a note of the hours of service. Staff also requested the applicant provide the total square footage of the existing building and provide the location and details of any existing signage. .19 November 8, 2007 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -6526-B Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the storm water detention ordinance would apply to future development of the site. Landscaping comments were addressed. Staff stated the minimum landscape strip along the western perimeter should be increased to nine feet. Staff also stated a landscape plan stamped with the seal of a registered landscape architect would be required at the time of building permit. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has increased the landscape strip adjacent to the western property line to nine feet as typically required per the landscape ordinance. The applicant has also indicated the hours of dumpster service, the total square footage of the existing building and the location of existing and proposed signage. The site plan indicates the placement of two ground mounted signs located along the street sides. The maximum height proposed is eight feet and a total sign area not to exceed 160 square feet in area. The site plan indicates the existing building will remain on the site. The building contains 8,679 square feet. With the new parking area a total of 75 parking spaces will be available to serve the site. Based on typical minimum parking required for an office development 21 parking spaces would typically be required. The building was previously used as a medical clinic which typically requires six parking spaces per doctor. The request also includes the allowance of 0-3, General Office District uses, C-1, Neighborhood Commercial District uses and C-2, Shopping Center District uses as allowable uses for the site. Based on typical minimum parking requirements for these type uses the indicated parking should be adequate to serve most future uses. Staff believes any future uses should not generate a parking requirement greater than the number of available spaces on the site. The applicant is seeking the rezoning of the site to allow Parker -Lexus to increase their number of employee parking spaces by moving the employee spaces to the north and across Shackleford West Boulevard adjacent to the medical clinic. Staff is supportive of this request to allow the area to be used as employee parking. The developers are proposing the addition of 34 parking 5 November 8, 2007 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -6526-B spaces to the site to serve the office building and Parker -Lexus employee parking. Staff does not feel the utilization of the parking as proposed by Parker -Lexus will adversely impact the parking for the office building. Staff recommends the parking not be used as inventory storage but to serve as employee parking only. Staff is supportive of the request. The site is located an area of commercial zoning and uses. Staff does not feel the rezoning to PCD will significantly impact the development or the area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the parking be used for allowable uses on the site and as Parker -Lexus employee parking only and not to be used as inventory (automobile) storage. Staff recommends any uses on the site be limited to those that do not generate a parking requirement greater than the number of parking spaces available on the site. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented recommendations the parking be used for allowable uses on the site and as Parker -Lexus employee parking only and not to be used as inventory (automobile) storage and any uses on the site be limited to those that do not generate a parking requirement greater than the number of parking spaces available on the site. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9 ITFM NO_- 17 NAME: Parker Lexus Short -form PCD Z -6526-B LOCATION: located on the Northwest corner of Shackleford West Boulevard and South Shackleford Road Planning Staff Comments: 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. The parking is to serve as employee parking only and can not serve as vehicle storage. 3. Label the dumpster and provide a note indicating the required screening. Provide the hours of dumpster service. 4. Provide the square footage of the existing building. 5. Provide details of the signage. Including location, total height and total area. Variance/Waivers: Public Works Conditions: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Item # 17 Fire Department: Approved as submitted. Countv Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Short form PCD. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan. Shackleford West Boulevard is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: Existing bike routes are not shown in the immediate vicinity. Neighborhood Action Plan: This area is not currently covered by a neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All existing fencing/dumpster enclosures, etc. should also be in good repair or replaced in conjunction with this request. 3. The landscape area along the west is proposed at eight (8') foot. This minimal amount is nine (9') foot and the one additional foot can easily be obtained from the excessive parking lot area. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. 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, October 24, 2007. Item # 17