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HomeMy WebLinkAboutZ-7025-B Staff AnalysisFILE NO.: Z -7025-B NAME: Creekwood Plaza Revised Long -form PCD LOCATION: located on the Northeast corner of Kanis Road and Bowman Road DEVELOPER: Creekwood Plaza LLC c/o Davis Properties P.O. Box 241025 Little Rock, AR 72223 ENGINEER: Terry Burruss Architects 1202 Main Street Little Rock, AR 72202 AREA: 6.41 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 Office/Warehouse/Commercial Revised PCD PROPOSED USE: Office/Warehouse/Commercial -- allowance for outdoor dining and a change in allowed uses. VARIANCESMIAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors adopted 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: Buildings 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 FILE NO.: Z -7025-B Cont. 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. The Pianning Commission reviewed a request at their August 8, 2002, Planning Commission Public Hearing to amend the previously approved PCD to remove the percentage mix placed on Buildings A — D and to extend the hours of operation for the site. The applicant proposed the hours of operation as 6:00 am to 12:00 am seven days a week. The applicant indicated, due to leasing constraints, his desire was to no longer have a 60% Commercial and 40% Office limit placed on the buildings facing Bowman and Kanis Roads. The application included a marketing plan for the units as 100% commercial (or office) uses with C-3 uses being the allowable uses requested. The applicant indicated Buildings E — H would remain as previously approved; Office/Office Warehouse with a maximum of 70% Warehouse. Parking remained as previously approved, 233 parking spaces. The applicant amended the request prior to the August 8, 2002, Planning Commission hearing to only revise the hours of operation and eliminate the requested to market the site as a 100 percent commercial development. On September 3, 2003, the Little Rock Board of Directors adopted Ordinance No. 18,740, revising the PCD to allow the hours of operation to be extended to include 6:00 am to 12:00 am seven days per week. The use mix was not changed. A. PROPOSAUREQUEST: The applicant is now proposing to revise the allowable uses to the site in Buildings F and G. The applicant is requesting to be allowed warehouse storage separate from office uses in these two building to give the owner flexibility in renting the spaces. Currently the PCD allows for office/warehouse activities in these two indicated buildings. The applicant has indicated the desire to be allowed to rent to a warehouse user who does not require office space or an office user who does not require warehouse space. 2 FILE NO.: Z -7025-B In addition, the applicant is proposing to add areas for outdoor dining. There have been five areas identified for outdoor dining. The applicant has indicated each of the areas will have various size tables and seating capacities. The applicant has indicated three - four person tables, two - two person tables, six - four person tables and eight - four person tables to be located along the existing sidewalk but still allow sufficient area to meet minimum ADA requirements. The applicant has also indicated additional parking on the site. The applicant has indicated parking will be added to the rears of Buildings B, C, D and G. The applicant estimates eight to twelve new parking spaces will be added in these areas. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is being developed as an office/commercial center with the development complete and the front buildings occupied. There is a plant nursery which is being demolished 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. Uses include a strip retail center a liquor store and a vacant lot zoned 0-3. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment regarding proposed use change. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Any food preparation facilities will require installation of a grease trap. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : No comment received. 3 FILE NO.: Z -7025-B (Cont. SBC: No comment received. Central Arkansas Water: No objection to allowing storage by individuals in this complex. Fire De)artment: Approved as submitted. County Planning: No comment. CATA: No comment. F. ISSUESITECHNICALIDESIGN: 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 Revised Long Form Planned Commercial Development -PCD to add the option of warehouse in portions of two of the buildings that are currently shown as office showroom warehouse. Since the two structures are built, not visible from Kanis or Bowman Roads, and the use change is a minor change in comparison to the overall PCD, a land use plan amendment is not required, Signage should be limited to the standards defined in the existing PCD. Master Street Plan: Kanis and Bowman Roads are shown as a Minor Arterials on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Half street improvements have been made to Kanis and Bowman Roads adjacent to this property. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment (Land Use) Goal states, "Maintain and reinvigorate existing retail areas to provide active retail for local residents." This application does not reuse a vacated structure, but introduces new use possibility to new and vacant construction. Filling vacant space at the rear of the development could strengthen the retail uses in the area. Landscape: Areas indicated as outdoor dining must not intrude into the required building landscaping or the required perimeter landscaping. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. Terry Burruss was present representing the applicant. staff stated the proposed request was to amend an existing PCD to allow for the placement of outdoor seating areas on the site and to allow portions of existing buildings to be utilized as warehouse storage separate from an office user. Mr. Burruss stated the developer was having difficulty leasing the space and was requesting the option to allow individual warehouse users or office warehouse users. 4 FILE NO.: Z -7025-B Staff requested Mr. Burruss provide details of any additional signage proposed. Staff also requested Mr. Burruss provide the location of any additional parking proposed. Mr. Burruss stated no new signage was being proposed but additional parking was being proposed. He stated he would locate the new parking on the site plan for staff's review. Landscaping comments were addressed. Staff questioned if the indicated outdoor dining was intruding into the required landscape strip or building landscaping. Mr. Burruss stated he did not feel this was the case but he would detail the areas for staff to alleviate their concerns. 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 provided a revised site plan to staff addressing most of the issues raised at the October 28, 2004 Subdivision Committee meeting. The applicant has indicated there will be no change in signage as a part of the revision to the PCD. The applicant has also indicated the proposed new parking on the site plan. The applicant has indicated the development of eight to twelve new parking spaces to the rears of Buildings B, C, D and G. The applicant has also indicated the development of outdoor dining areas on the proposed site plan. The applicant has indicated five areas identified for outdoor dining. The applicant has indicated each of the areas will have various size tables and seating capacities. The applicant has indicated three - four person tables, two - two person tables, six - four person tables and eight - four person tables to be located along the existing sidewalk but still allow sufficient area to meet minimum ADA requirement. Three of the indicated outdoor dining areas are designated in front of existing restaurants. The other two locations allow for future restaurant locations, which would have the option of outdoor seating. Per section 36-298(8), areas of outdoor dining shall not be located in the public right-of-way nor shall it obstruct pedestrian movement, fire lanes, access to any business or areas designated for access by the physically impaired. In addition, the number of seats must not exceed fifty percent of the number of seats within the eating place and on-site parking shall be provided for the area of outdoor dining based on the parking space per square foot required for restaurants established in Section 36-502. Staff is supportive of the placement of outdoor dining areas, which do not effect the required landscaping or decrease the available parking. Staff has concerns with the number of tables proposed with regard to landscaping and parking. Staff is continuing to work with the applicant on a detailed table location plan to ensure all required landscaping is maintained and with regard to the number of tables proposed with relation to the available parking. 5 FILE NO.: Z -7025-B The applicant is also requesting to revise the PCD to allow the addition of warehousing to the site independent of an office user. The applicant has indicated the desire to market the site to an office user independent of warehousing activities or a warehouse user independent of an office use. Staff is supportive of this request. Staff is supportive of the applicant's request to amend the PCD to allow for a change in the uses designation to allow warehousing activities independent of office use and vise versa for Buildings F and G, the additional parking and outdoor dining areas provided all previously approved technical requirements are still adhered to with regard to parking and landscaping. As previously stated staff will continue to work with the applicant with regard to the placement of additional parking and the outdoor dining. Staff feels the proposed warehousing activity should have no impact on the development if approved as proposed. I. STAFF RECOMMENDATION: Staff recommends approval of the request to allow warehousing on the site independent of an office user and office uses independent of a warehouse user for Buildings F and G and to add eight to twelve parking spaces on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the request to add outdoor dining on the proposed site provided the dining areas do not intrude into the required landscaped areas and the proposed addition seating meets the minimum parking required per the existing Zoning Ordinance. PLANNING, COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow warehousing on the site independent of an office user and office uses independent of a warehouse user for Buildings F and G and to add eight to twelve parking spaces on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the request to add outdoor dining on the proposed site provided the dining areas did not intrude into the required landscaped areas and the proposed addition seating met the minimum parking required per the existing Zoning Ordinance. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 December 2, 2004 ITEM NQ.: 8 FILE NO.: Z -7025-B NAME: Creekwood Plaza Revised Long -form PCD LOCATION: located on the Northeast corner of Kanis Road and Bowman Road DEVELOPER: Creekwood Plaza LLC c/o Davis Properties P.O. Box 241025 Little Rock, AR 72223 ENGINEER: Terry Burruss Architects 1202 Main Street Little Rock, AR 72202 AREA: 6.41 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 , — allowance for - outdoor dining and a change in allowed uses. VARIAN C ESIWAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors adopted 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: Buildings 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 December 2, 2004 SUBDIVISION ITEM NO.: 8 (Cont) FILE NO.: Z -7025-B 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. The Planning Commission reviewed a request at their August 8, 2002, Planning Commission Public Hearing to amend the previously approved PCD to remove the percentage mix placed on Buildings A — D and to extend the hours of operation for the site. The applicant proposed the hours of operation as 6:00 am to 12:00 am seven days a week. The applicant indicated, due to leasing constraints, his desire was to no longer have a 60% Commercial and 40% Office limit placed on the buildings facing Bowman and Kanis Roads. The application included a marketing plan for the units as 100% commercial (or office) uses with C-3 uses being the allowable uses requested. The applicant indicated Buildings E — H would remain as previously approved; Office/Office Warehouse with a maximum of 70% Warehouse. Parking remained as previously approved, 233 parking spaces. The applicant amended the request prior to the August 8, 2002, Planning Commission hearing to only revise the hours of operation and eliminate the requested to market the site as a 100 percent commercial development. On September 3, 2003, the Little Rock Board of Directors adopted Ordinance No. 18,740, revising the PCD to allow the hours of operation to be extended to include 6:00 am to 12:00 am seven days per week. The use mix was not changed. A. PROPOSAUREQUEST: The applicant is now proposing to revise the allowable uses to the site in Buildings F and G. The applicant is requesting to be allowed warehouse storage separate from office uses in these two building to give the owner flexibility in renting the spaces. Currently the PCD allows for office/warehouse activities in these two indicated buildings. The applicant has indicated the desire to be 2 December 2, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -7025-B allowed to rent to a warehouse user who does not require office space or an office user who does not require warehouse space. In addition, the applicant is proposing to add areas for outdoor dining. There have been five areas identified for outdoor dining. The applicant has indicated each of the areas will have various size tables and seating capacities. The applicant has indicated three - four person tables, two - two person tables, six - four person tables and eight - four person tables to be located along the existing sidewalk but still allow sufficient area to meet minimum ADA requirements. The applicant has also indicated additional parking on the site. The applicant has indicated parking will be added to the rears of Buildings B, C, D and G. The applicant estimates eight to twelve new parking spaces will be added in these areas. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is being developed as an office/commercial center with the development complete and the front buildings occupied. There is a plant nursery which is being demolished 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. Uses include a strip retail center a liquor store and a vacant lot zoned 0-3. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment regarding proposed use change. 3 December 2, 2004 SUBDIVISION ITEM NO.. 8 Cont. ELLE NO.: Z -7025-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Any food preparation facilities will require installation of a grease trap. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : Approved as submitted. Center -Point Enera : No comment received. SBC: No comment received. Central Arkansas Water: No objection to allowing storage by individuals in this complex. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment. F. ISSU ESITECH NICALIDES IGN: 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 Revised Long Form Planned Commercial Development -PCD to add the option of warehouse in portions of two of the buildings that are currently shown as office showroom warehouse. Since the two structures are built, not visible from Kanis or Bowman Roads, and the use change is a minor change in comparison to the overall PCD, a land use plan amendment is not required. Signage should be limited to the standards defined in the existing PCD. Master Street Plan: Kanis and Bowman Roads are shown as a Minor Arterials on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Half street improvements have been made to Kanis and Bowman Roads adjacent to this property. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment (Land Use) Goal states, "Maintain and reinvigorate existing retail areas to provide active retail for local residents." This application does not reuse a vacated structure, but introduces new use possibility to new and vacant construction. Filling vacant space at the rear of the development could strengthen the retail uses in the area. 4 December 2, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -7025-B Landscape: Areas indicated as outdoor dining must not intrude into the required building landscaping or the required perimeter landscaping. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. Terry Burruss was present representing the applicant. Staff stated the proposed request was to amend an existing PCD to allow for the placement of outdoor seating areas on the site and to allow portions of existing buildings to be utilized as warehouse storage separate from an office user. Mr. Burruss stated the developer was having difficulty leasing the space and was requesting the option to allow individual warehouse users or office warehouse users. Staff requested Mr. Burruss provide details of any additional signage proposed. Staff also requested Mr. Burruss provide the location of any additional parking proposed. Mr. Burruss stated no new signage was being proposed but additional parking was being proposed. He stated he would locate the new parking on the site plan for staffs review. Landscaping comments were addressed. Staff questioned if the indicated outdoor dining was intruding into the required landscape strip or building landscaping. Mr. Burruss stated he did not feel this was the case but he would detail the areas for staff to alleviate their concerns. 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 provided a revised site plan to staff addressing most of the issues raised at the October 28, 2004 Subdivision Committee meeting. The applicant has indicated there will be no change in signage as a part of the revision to the PCD. The applicant has also indicated the proposed new parking on the site plan. The applicant has indicated the development of eight to twelve new parking spaces to the rears of Buildings B, C, D and G. The applicant has also indicated the development of outdoor dining areas on the proposed site plan. The applicant has indicated five areas identified for outdoor dining. The applicant has indicated each of the areas will have various size tables and seating capacities. The applicant has indicated three - four person tables, two - two person tables, six - four person tables and eight - four person tables to be located along the existing sidewalk but still allow sufficient area to meet minimum ADA requirement. Three of the indicated outdoor dining areas are designated in front of existing restaurants. The other two locations allow for future restaurant locations, which would have the option of outdoor seating. 5 December 2, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -7025-B Per section 36-298(8), areas of outdoor dining shall not be located in the public right-of-way nor shall it obstruct pedestrian movement, fire lanes, access to any business or areas designated for access by the physically impaired. In addition, the number of seats must not exceed fifty percent of the number of seats within the eating place and on-site parking shall be provided for the area of outdoor dining based on the parking space per square foot required for restaurants established in Section 36-502. Staff is supportive of the placement of outdoor dining areas, which do not effect the required landscaping or decrease the available parking. Staff has concerns with the number of tables proposed with regard to landscaping and parking. Staff is continuing to work with the applicant on a detailed table location plan to ensure all required landscaping is maintained and with regard to the number of tables proposed with relation to the available parking. The applicant is also requesting to revise the PCD to allow the addition of warehousing to the site independent of an office user. The applicant has indicated the desire to market the site to an office user independent of warehousing activities or a warehouse user independent of an office use. Staff is supportive of this request. Staff is supportive of the applicant's request to amend the PCD to allow for a change in the uses designation to allow warehousing activities independent of office use and vise versa for Buildings F and G, the additional parking and outdoor dining areas provided all previously approved technical requirements are still adhered to with regard to parking and landscaping. As previously stated staff will continue to work with the applicant with regard to the placement of additional parking and the outdoor dining. Staff feels the proposed warehousing activity should have no impact on the development if approved as proposed. I. STAFF RECOMMENDATION: Staff recommends approval of the request to allow warehousing on the site independent of an office user and office uses independent of a warehouse user for Buildings F and G and to add eight to twelve parking spaces on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the request to add outdoor dining on the proposed site provided the dining areas do not intrude into the required landscaped areas and the proposed addition seating meets the minimum parking required per the existing Zoning Ordinance. D December 2, 2004 SUBDIVISION ITEM NO., 8(Cont.)FILE NO.; Z -7025-B PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow warehousing on the site independent of an office user and office uses independent of a warehouse user for Buildings F and G and to add eight to twelve parking spaces on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the request to add outdoor dining on the proposed site provided the dining areas did not intrude into the required landscaped areas and the proposed addition seating met the minimum parking required per the existing Zoning Ordinance. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 8 NAME: Creekwood Plaza Revised Long -form PCD FILE NO.: Z -7025-B LOCATION: located on the Northeast corner of Kanis Road and Bowman Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will any new parking be added as a result of the proposed modification to the site plan? If so indicate the location of new parking proposed. 3. Is any new signage proposed as a part of the development? If so indicate the location and sign details (height/area). 4. Detail the outdoor dining providing the number of tables, location of tables and if the indicated tables are located within landscaped areas. Variance/Waivers: None requested. Public Works: - No comment regarding proposed use change. Utilities and Fire Department/County Planning: Wastewater: Any food preparation facilities will require installation of grease trap. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection to allowing storage by individuals in this complex. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment. Planning Division: Landscape: Areas indicated as outdoor dining must not intrude into the required building landscaping or the required perimeter landscaping. Revised plat/plan, Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 3, 2004.