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HomeMy WebLinkAboutZ-7025-A Staff AnalysisFILE NO.: Z -7025 -A NAME: Creekwood Plaza Revised Long -form PCD LOCATION: At the northwest corner of Bowman Road and Kanis Road DEVELOPER: Davis Properties P.O. Box 241025 Little Rock, AR 72223 AREA: 6.992 Acres ENGINEER: Rich b u rg/Rickett Consulting Engineers #1 Seven Acres Drive Little Rock, AR 72223 NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Office/Warehouse/Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Office/Warehouse/Commercial (Remove the percentage mix of office and commercial uses for buildings A — D and to extend the hours of operation.) VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 18,515 on July 3, 2001 establishing West Park Office Centre — Long -form PCD. The applicant proposed to construct eight (8) buildings to be used as a mixed office warehouse development. The proposed use mix was as follows: Building A — D 60% Commercial (C-3 permitted uses) 40% General /Professional Office Building E General/Professional Office Buildings F - H Office/Office-Warehouse, with a maximum of 70% warehouse space NO.: Z -7025-A (Co The proposed development was to have approximately 28,830 square feet of commercial space, 45,830 square feet of office space and 25,410 square feet of warehouse space. The development was proposed to have 233 parking spaces. There were to be two access points; one driveway from Kanis Road and one driveway from Bowman Road. The proposed site plan included a monument -type ground - mounted sign near the southwest corner of the property. The applicant indicated the sign would have a maximum height of eight (8) feet and maximum area of 160 square feet. The development was to be developed in two (2) phases. Phase I was to include Buildings A — C, associated parking areas and a single access point from Bowman Road. The Bowman Road improvements and a portion of the Kanis Road improvements were to be made during Phase I construction. The applicant indicated the remainder of the site was to remain undisturbed until Phase II construction began. The applicant also indicated building elevations and description of the proposed buildings as a part of the previous PCD. The applicant proposed the hours of operation to be 6:00 am to 9:30 pm Monday — Saturday. Currently Buildings A, B, C, F and G are under construction with dirt work taking place on the entire site. A. PROPOSAUREQUEST: The applicant proposes to revise a previously approved PCD to remove the percentage mix place on Buildings A — D and to extend the hours of operation for the site. The applicant has indicated due to leasing constraints he wishes to no longer have a 60% Commercial 40% Office limit placed on the buildings facing Bowman and Kanis Roads and be able to market the units as 100% commercial (or office) use C-3 uses being allowable. The applicant has indicated Buildings E — H will remain as previously approved; Office/Office Warehouse with a maximum of 70% Warehouse. Parking remains as previously approved, 233 parking spaces. The previous development was approved as two (2) phases. The applicant is currently working on the entire development and no longer proposes a phased development. The applicant proposes the hours of operation be from 6:00 am to 12:00 am seven days a week. B. EXISTING CONDITIONS: The site is being developed as an office/commercial center with buildings A — C and F and G being approximately 70% completed. There is a plant nursery across Bowman Road to the west, a plumbing contractor's business and office use immediately east, a commercial development to the north along the east side of Bowman Road and the Wal-Mart/Sam's development across Bowman Road to 2 FILE NO.: Z -7025-A the northwest. South of the site, across Kanis Road, are commercial uses and zoning. Theses include a strip retail center a liquor store and a vacant lot zoned O-3. C. NEIGHBORHOOD COMMENTS: The John Barrow, the Sandpiper, the Birchwood and the Gibralter Heights/Point West/Timber Ridge Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the development were notified of the Public Hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease traps will be required for restaurant use. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Contact the Little Rock Fire Department at 918-3752 for turning radius details. County Planning: No comment received. CATA: No comment received. F. ISSUESTTECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development to allow for a new mixture of businesses. The proposal does not change the use mix thus there is no Land Use issue. 3 FILE NO.: Z -7025-A Cont. ,�' z City Recognized Neighborhood Action Plan: under development. Landscape Issues: No comment. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: A Neighborhood Action Plan is (July 17, 2002) Mr. Max Davis was present representing the application. Staff stated the applicant was requesting a revision to a previously approved PCD to change the percent use mix proposed for the buildings adjacent to Bowman Road (Buildings A — C) and Kanis Road (Building D) and extend the hours of operation for the site. Staff stated from a technical standpoint, with regard to minimum parking, -the development would be reviewed as a C-2, Shopping Center development and not as stated on the site plan. Staff stated this would allow any useage or combination to go into the buildings without regard to minimum parking requirements. Staff suggested Building H be removed and parking be placed in that area instead. Staff stated once the development was up and going the applicant could request Building H be placed back on the site plan, if the development could meet the parking demand. There being no further issues to discuss, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised request to staff on July 24,2002. The request included the use of Buildings A — D as 75% commercial and 25% office and the use of Buildings E —H to remain as previously approved. The applicant has also indicated the hours of operation requested are from 6:00 am to 12:00 am. Staff is supportive of the request to extend the hours of operation. The extended hours of operation should have no adverse impact on the surrounding area since there are not any residential units directly affected by the site. Staff is not supportive of the request for 75% commercial and 25% office. The site was previously approved for C-3 uses and the applicant intends to retain these as approved uses. Staff feels the commercial aspect should be technically reviewed as a shopping center development or one (1) space per 225 square feet of gross leaseable floor area and the office space at eighty percent of one 4 FILE NO.: Z -7025-A (1) space per 400 square feet. Assuming full potential development the typical minimum parking requirement for the site would be as follows: Commercial 36037.5 Square Feet 160 spaces Office 12120.5 Square Feet 24 spaces Office/Office Warehouse 52020.0 Square Feet 104 spaces Total Spaces Required 288 spaces Total Spaces Provided 233 spaces Insufficient Number of Spaces (55 spaces) Staff feels the number of insufficient parking spaces is too great. The allowable uses for the site under C-3, General Commercial, (restaurant, barber/beauty shop, health studio/spa) typically command a great deal of parking. With the percentage mix proposed it appears the site is being over developed and parking will become a concern of area motorist and tenants. Also, the applicant is proposing the mix for the development and not for particular buildings. Staff is not supportive of this request. Staff feels the percentage use mix is better tracked when the uses are confined to one building (i.e. Build A — Office and Building B — Commercial, Building C - Commercial and Building D — Office). Although, the application was previously approved for a PCD with C-3 uses and the parking was less than the typical ordinance requirement Staff is not supportive of increasing the number of deficient typical required parking spaces. Staff recommends denial of the application as filed. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) Mr. Max Davis and Mr. Terry Burruss were present representing the application. There were no objectors present. Staff stated there were no outstanding issues associated with the proposed rezoning request. Staff stated the applicant had revised his request to only include extending the hours ,of operation to include 6:00 am to 12:00 am seven days per week. Staff presented the item with a positive recommendation subject to compliance with the conditions 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 motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 5 August 8, 2002 ITEM NO.: 8 FILE NO.: Z -7025-A NAME: Creekwood Plaza Revised Long -form PCD LOCATION: At the northwest corner of Bowman Road and Kanis Road DEVELOPER: ENGINEER: Davis Properties Richburg/Rickett Consulting Engineers P.O. Box 241025 #1 Seven Acres Drive Little Rock, AR 72223 Little Rock, AR 72223 AREA: 6.992 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Office/Warehouse/Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Office/Warehouse/Commercial (Remove the percentage mix of office and commercial uses for buildings A — D and to extend the hours of operation.) VARIAN C. ES/WA IVERS REQUESTED: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 18,515 on July 3, 2001 establishing West Park Office Centre — Long -form PCD. The applicant proposed to construct eight (8) buildings to be used as a mixed office warehouse development. The proposed use mix was as follows: Building A — D 60% Commercial (C-3 permitted uses) 40% General /Professional Office August 8, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -7025-A Building E General/Professional Office Buildings F - H Office/Office-Warehouse, with a maximum of 70% warehouse space The proposed development was to have approximately 28,830 square feet of commercial space, 45,830 square feet of office space and 25,410 square feet of warehouse space. The development was proposed to have 233 parking spaces. There were to be two access points; one driveway from Kanis Road and one driveway from Bowman Road. The proposed site plan included a monument -type ground - mounted sign near the southwest corner of the property. The applicant indicated the sign would have a maximum height of eight (8) feet and maximum area of 160 square feet. The development was to be developed in two (2) phases. Phase I was to include Buildings A — C, associated parking areas and a single access point from Bowman Road. The Bowman Road improvements and a portion of the Kanis Road improvements were to be made during Phase I construction. The applicant indicated the remainder of the site was to remain undisturbed until Phase II construction began. The applicant also - indicated building elevations and description of the proposed buildings as a part of the previous PCD. The applicant proposed the hours of operation to be 6:00 am to 9:30 pm Monday — Saturday. Currently Buildings A, B, C, F and G are under construction with dirt work taking place on the entire site. A. PROPOSAL/REQUEST: The applicant proposes to revise a previously approved PCD to remove the percentage mix place on Buildings A — D and to extend the hours of operation for the site. The applicant has indicated due to leasing constraints he wishes to no longer have a 60% Commercial 40% Office limit placed on the buildings facing Bowman and Kanis Roads and be able to market the units as 100% commercial (or office) use C-3 uses being allowable. The applicant has indicated Buildings E — H will remain as previously approved; Office/Office Warehouse with a maximum of 70% Warehouse. Parking remains as previously approved, 233 parking spaces. The previous development was approved as two (2) phases. The applicant is currently working on the entire development and no longer proposes a phased development. The applicant proposes the hours of operation be from 6:00 am to 12:00 am seven days a week. 2 August 8, 2002 SUBDIVISION ITEM NO.: 8 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z -7025-A The site is being developed as an office/commercial center with buildings A — C and F and G being approximately 70% completed. There is a plant nursery across Bowman Road to the west, a plumbing contractor's business and office use immediately east, a commercial development to the north along the east side of Bowman Road and the Wal-Mart/Sam's development across Bowman Road to the northwest. South of the site, across Kanis Road, are commercial uses and zoning. Theses include a strip retail center a liquor store and a vacant lot zoned O-3. C. NEIGHBORHOOD COMMENTS: The John Barrow, the Sandpiper, the Birchwood and the Gibralter Heights/Point West/Timber Ridge Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the development were notified of the Public Hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease traps will be required for restaurant use. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Contact the Little Rock Fire Department at 918-3752 for turning radius details. Countv Pianninq: No comment received. CATH: No comment received. 3 August 8, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -7025-A F. I SS U ESITEC H N l CALID ES I GN : G. H Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development to allow for a new mixture of businesses. The proposal does not change the use mix thus there is no Land Use issue. City Recognized Nei hborhood Action Plan under development. Landscape Issues: No comment. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: A Neighborhood Action Plan is (July 17, 2002) Mr. Max Davis was present representing the application. Staff stated the applicant was requesting a revision to a previously approved PCD to change the percent use mix proposed for the buildings adjacent to Bowman Road (Buildings A -- C) and Kanis Road (Building D) and extend the hours of operation for the site. Staff stated from a technical standpoint, with regard to minimum parking, the development would be reviewed as a C-2, Shopping Center development and not as stated on the site plan. Staff stated this would allow any useage or combination to go into the buildings without regard to minimum parking requirements. Staff suggested Building H be removed and parking be placed in that area instead. Staff stated once the development was up and going the applicant could request Building H be placed back on the site plan, if the development could meet the parking demand. There being no further issues to discuss, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised request to staff on July 24,2002. The request included the use of Buildings A — D as 75% commercial and 25% office and the use of Buildings E —H to remain as previously approved. The applicant has also indicated the hours of operation requested are from 6:00 am to 12:00 am. Staff is supportive of the request to extend the hours of operation. The extended hours of operation should have no adverse impact on the surrounding area since there are not any residential units directly affected by the site. 4 August 8, 2002 SUBDIVISION ITEM NO.: 8 (Cont. l9l>111*0161 . K1102•�_1 Staff is not supportive of the request for 75% commercial and 25% office. The site was previously approved for C-3 uses and the applicant intends to retain these as approved uses. Staff feels the commercial aspect should be technically reviewed as a shopping center development or one (1) space per 225 square feet of gross leaseable floor area and the office space at eighty percent of one (1) space per 400 square feet. Assuming full potential development the typical minimum parking requirement for the site would be as follows: Commercial 36037.5 Square Feet 160 spaces Office 12120.5 Square Feet 24 spaces Office/Office Warehouse 52020.0 Square Feet 104 spaces Total Spaces Required 288 spaces Total Spaces Provided 233 spaces Insufficient Number of Spaces (55 spaces) Staff feels the number of insufficient parking spaces is too great. The allowable uses for the site under C-3, General Commercial, (restaurant, barber/beauty shop, health studio/spa) typically command a great deal of parking. With the percentage mix proposed it appears the site is being over developed and parking will become a concern of area motorist and tenants. Also, the applicant is proposing the mix for the development and not for particular buildings. Staff is not supportive of this request. Staff feels the percentage use mix is better tracked when the uses are confined to one building (i.e. Build A — Office and Building B — Commercial, Building C - Commercial and Building D — Office). Although, the application was previously approved for a PCD with C-3 uses and the parking was less than the typical ordinance requirement Staff is not supportive of increasing the number of deficient typical required parking spaces. Staff recommends denial of the application as filed. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. 4