Loading...
HomeMy WebLinkAboutZ-7025-C Staff AnalysisFILE NO.: Z -7025-C NAME: Creekwood Plaza Revised Short -form PCD LOCATION: Located on the Northeast Corner of Kanis and Bowman Roads DEVELOPER: Creekwood Plaza LLC c/o Davis Properties P.O. Box 241025 Little Rock, AR 72223 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 6.41 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 Office/Warehouse/Commercial Revised PCD Office/Warehouse/Commercial — Extend the Hours of Operation VARIANCES/WAIVERS 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-C (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 (2) 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 — ❑ and to extend the hours of operation for the site. The applicant proposed the hours of operation asQ-00 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 u:OD am to 12iQ0 _�am seven days per week. The use mix was not changed. Ordinance No. 19,255 adopted by the Little Rock Board of Directors on January 4, 2005, allowed a revision to the previously approved site plan for Buildings F and G. The approval allowed warehouse storage separate from office uses in these two building to give the owner flexibility in renting the spaces. The previous approval limited the use of the space to office/warehouse activities. The approval allowed the buildings to be rented to a warehouse user who did not require office space or an office, user who did not require warehouse space. E FILE NO.: Z -7025-C In addition, areas for outdoor dining were approved. There were five (5) areas identified for outdoor dining. Each of the areas would have various size tables and seating capacities. The tables were located along the existing sidewalk but still allowed sufficient walk area to meet minimum ADA requirements. A. PROPOSAL/REQUEST: The request is to amend the previously approved PCD to allow 24-hour a day seven (7) day a week access for the fitness center located in Suites C-4, C-5 and C-6. The approval is limited to the cur nt occu ant and limited to the indicated sui s. There are no other modifications to the previously approved PCD proposed. The property is located in Tracts 7 and 8 Montclair Subdivision. There does not appear to be a valid Bill of Assurance for this subdivision. B. EXISTING CONDITIONS: The site is developed with most spaces occupied. There is a mixture of uses within the development including restaurant uses, retail uses and office uses. The gym is located in a space fronting Bowman Road. Bowman and Kanis Roads have been constructed to Master Street Plan standard and there is a sidewalk in place. Other uses in the area include retail uses such as a liquor store, a drycleaners, a mini -warehouse development and an ice skating rink. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Gibraltar Heights Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Energy: No comment received. 3 FILE NO.: Z -7025-C (Cont. AT & T: No comment received. Central Arkansas Water: No objection to extend hours of operation Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/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 revised PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Kanis and Bowman Roads are both shown as Minor Arterials. 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 on Kanis and Bowman Roads. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Walnut Valley Neighborhood Plan, but that plan does not address this issue directly. Their neighborhood quality goal does state a need to "preserve the welcoming attractive neighborhood where current residents are proud to live and others wish to reside." Landscape: No comment on the change in hours of operation. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) Mr. Terry Burruss was present representing the owner. Staff presented the item to the Committee members stating there were no outstanding technical issues in need of addressing prior to the Commission acting on the request. Pubic Works stated a radial dedication was required at the intersection of Bowman and Kanis Roads. Mr. Burruss stated the dedication was made at the time of development of the site. S FILE NO.: Z -7025-C (Cont. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is an amendment to the previously approved PCD to allow 24-hour seven (7) day a week access for the fitness center located in Suites CA C-5 and C-6. The approval is limited to the current occupant and limited to these suites. There are no other modifications to the previously approved PCD proposed. Staff is supportive of the request. During the original approval process there were a number of residential uses located in the area. These homes have since been removed and the area is developed as a commercial area. Staff feels by limiting the approval of the extended hours to the current user will negate any potential negative impacts on the development and the surrounding area. STAFF RECOMMENDATION -- 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. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) 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. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. l: December 3, 2009 ITEM NO.: 13 FILE NO.: Z-702 NAME: Creekwood Plaza Revised Short -form PCD LOCATION: Located on the Northeast Corner of Kanis and Bowman Roads DEVELOPER Creekwood Plaza LLC c/o Davis Properties P.O. Box 241025 Little Rock, AR 72223 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 6.41 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 Office/Warehouse/Commercial Revised PCD Office/Warehouse/Commercial — Extend the Hours of Operation VARIANCES/WAIVERS 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 OfficelOffice-Warehouse, with a maximum of 70% warehouse space December 3, 2009 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -7025-C 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 (2) 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. Ordinance No. 19,255 adopted by the Little Rock Board of Directors on January 4, 2005, allowed a revision to the previously approved site plan for Buildings F and G. The approval allowed warehouse storage separate from office uses in these two building to give the owner flexibility in renting the spaces. The previous approval limited the use of the space to office/warehouse activities. The approval allowed the buildings to be 2 December 3, 2009 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7025-C rented to a warehouse user who did not require office space or an office user who did not require warehouse space. In addition, areas for outdoor dining were approved. There were five (5) areas identified for outdoor dining. Each of the areas would have various size tables and seating capacities. The tables were located along the existing sidewalk but still allowed sufficient walk area to meet minimum ADA requirements. A. PROPOSAUREQUEST: The request is to amend the previously approved PCD to allow 24-hour a day seven (7) day a week access for the fitness center located in Suites C-4, C-5 and C-6. The approval is limited to the current occupant and limited to the indicated suites. There are no other modifications to the previously approved PCD proposed. The property is located in Tracts 7 and 8 Montclair Subdivision. There does not appear to be a valid Bill of Assurance for this subdivision. B. EXISTING CONDITIONS: The site is developed with most spaces occupied. There is a mixture of uses within the development including restaurant uses, retail uses and office uses. The gym is located in a space fronting Bowman Road. Bowman and Kanis Roads have been constructed to Master Street Plan standard and there is a sidewalk in place. Other uses in the area include retail uses such as a liquor store, a drycleaners, a mini -warehouse development and an ice skating rink. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Gibraltar Heights Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 3 December 3, 2009 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7025-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection to extend hours of operation Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. I SS U ESITECHNICAL/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 revised PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Kanis and Bowman Roads are both shown as Minor Arterials. 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 on Kanis and Bowman Roads. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Walnut Valley Neighborhood Plan, but that plan does not address this issue directly. Their neighborhood quality goal does state a need to preserve the welcoming attractive neighborhood where current residents are proud to live and others wish to reside." 112 December 3, 2009 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7025-C G H Landscape: No comment on the change in hours of operation. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) Mr. Terry Burruss was present representing the owner. Staff presented the item .to the Committee members stating there were no outstanding technical issues in need of addressing prior to the Commission acting on the request. Pubic Works stated a radial dedication was required at the intersection of Bowman and Kanis Roads. Mr. Burruss stated the dedication was made at the time of development of the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. FAWNEW&SM There were no outstanding technical issues associated with the request in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is an amendment to the previously approved PCD to allow 24-hour seven (7) day a week access for the fitness center located in Suites C-4, C-5 and C-6. The approval is limited to the current occupant and limited to these suites. There are no other modifications to the previously approved PCD proposed. Staff is supportive of the request. During the original approval process there were a number of residential uses located in the area. These homes have since been removed and the area is developed as a commercial area. Staff feels by limiting the approval of the extended hours to the current user will negate any potential negative impacts on the development and the surrounding area. STAFF RECOMMENDATION: 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. PLANNING COMMISSION ACTI (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to 5 December 3, 2009 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7025-C compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. X ITEM NO_- 13 NAME: Creekwood Plaza Revised Short -form PCD Z -7025-C LOCATION: located on the Northeast Corner of Kanis and Bowman Roads 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. VarianceMaivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. Utilities and Fire Department/County Planning: Wastewater: Sewer service available to this project. Enter : No comment received. Center -Point Energy: no comment received. AT & T: No comment received. Central Arkansas Water: No objection to extend hours of operation Fire De artment: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Item # 13. Master Street Plan: Kanis and Bowman Roads are both shown as Minor Arterials. 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 on Kanis and Bowman Roads. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Walnut Valley Neighborhood Plan, but that plan does not address this issue directly. Their neighborhood quality goal does state a need to "preserve the welcoming attractive neighborhood where current residents are proud to live and others wish to reside." Landscape: No comment on the change in hours of operation. 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, November 19, 2009. Item # 13.