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HomeMy WebLinkAboutZ-7421-B Staff AnalysisFILE NO.: Z -7421-B NAME: Mid -Town Shopping Center Revised Long -form PCD LOCATION: Located on the Northeast corner of West Markham Street and University Avenue DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.5 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-3, General Commercial District Uses, Revise signage plan VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned 0-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between "B" and "C" Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from FILE NO.: Z -7421-B (Cont. R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 "C" Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of Gastroenterology Associates P.A. The proposed parking lot was not a part of the approved PCD. A rezoning request from various zoning classifications to PCD to allow a two phased development located between West Markham Street and "C" Street and Pierce Street and University Avenue was approved by the Planning Commission at their June 26, 2003 Public Hearing. The development was proposed as a mixed-use development complete with residential, office and commercial uses. The request reviewed and the area rezoned was the Phase I portion of the development. The Phase II portion of the development was to be reviewed by the Commission as the development plans became imminent. Phase I consisted of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contained 255 parking spaces located on a total of 5.3 acres. The applicant proposed the realignment of "C" Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant also proposed the abandonment of portions of "A" Street and "B" Street and the portion of "C" Street, which would be realigned. Ordinance No. 19,096 adopted by the Little Rock Board of Directors on May 18, 2004, revised the previously approved PCD. The revision included the development of 10.5 acres with 107,300 square feet of retail space plus 21,800 square feet of restaurant space. The parking was indicated with 586 parking spaces. Portions of A, B and C Street were also closed by the adoption of Ordinance No. 19,177. Three sign locations were approved for the development. Each of the signs were approved with a maximum of fifteen feet in height and one hundred square feet in area. Presently the signs are in place along West Markham Street, C Street and the entrance drive from University Avenue. Building signage was allowed on the front and rear of the buildings with the aggregate sign area limited to ten percent of the front facade area. A. PROPOSAL/REQUEST: The applicant is requesting a revision to the previously approved PCD related to signage. The previous approval allowed signage on the front and rear facades of the building with the total aggregated sign area square footage not to exceed ten 2 FILE NO.: Z -7421-B (Cont. percent of the front facade area. The applicant is now requesting the allowance of additional signage for the building located at the intersection of University Avenue and C Street and the building located at the intersection of Pierce and West Markham Streets. The request is to allow the placement of signage on thee walls of the building. The request also includes an increase in sign height for the sign located at the entrance of the development along West Markham Street. The base of the sign is proposed to be increased by a maximum of four feet for a total sign height of 19 -feet B. EXISTING CONDITIONS: The site is developing with the Mid -Town shopping center. A number of the stores have opened with a few presently in tenant finish out. The area contains existing single-family, multi -family and non-residential uses. There is a large multi -family complex located on "C" Street just east of the development. Other uses in the area include the Park Plaza Mall, the University Mall, the I -HOP Restaurant and St. Vincent Hospital. C. NEIGHBORHOOD COMMENTS: ❑C As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. SUBDIVISION COMMITTEE COMMENT (February 8, 2007) The applicant was not present. Staff presented an overview of the request indicating there were no outstanding issues associated with the request. Staff stated the request included a modification to the existing signage plan for the shopping center. Staff stated there were no other modifications of the approved site plan proposed. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no technical issues remaining from the February 8, 2007, Subdivision Committee meeting which needed addressing. The applicant is proposing a revision to the approved PCD to allow additional signage. The request includes the placement of signage on three sides of the building facade for the building located on C Street and University Avenue and the building located on Pierce and West Markham Streets. Each of these buildings have public street frontage on two abutting roadways and the third location is the front of the building which faces into the parking lot. Staff is supportive of the allowance of the additional building signage as proposed. Staff recommends the aggregate of the total signage be limited to ten percent of the front fagade as was previously approved. The request also includes the allowance of an increased sign height for the monument sign located on West Markham Street. The approved signage plan 3 FILE NO.: Z -7421-B (Cont. allows a sign with a 1'8" cabinet or base and a 13'4" by 7'6" tenant identification panel for a total sign height of 160". The request is to allow the cabinet or base to be increased by 4' to a maximum of 5'8" to allow the lower tenant identification panels to be visible from west bound West Markham Street. With the increase in the base height the total sign height is 19 -feet. No additional tenant identification panels are being requested. The monument signs located along University Avenue will remain as were previously approved with a maximum height of 15 -feet. Staff is supportive of this request. Staff does not feel the addition of four feet to the existing sign based or the addition of wall signage on two of the buildings will significantly impact the development or the area. F. STAFF RECOMMENDATIONS: Staff recommends approval of the revision to the PCD to allow a revision to the existing signage plan subject to the aggregate area of the wall signage not exceeding ten percent of the front facade of the specific building. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was not presented. Staff presented the item stating the applicant had failed to provide staff with a completed application. Staff presented a recommendation of deferral of the item to the March 1, 2007 public hearing. Staff stated this would allow the item to be reviewed by the Subdivision Committee at their February 8, 2007, committee meeting. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the revision to the PCD to allow a revision to the existing signage plan subject to the aggregate area of the wall signage not to exceed ten percent of the front facade of the specific building. Staff also presented a recommendation of approval of the increased sign height on West Markham Street by increasing the base height of the monument sign. 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 8 ayes, 0 noes, 2 absent and 1 recusal (Jeff Yates). 0 March 1, 2007 ITEM NO.: A FILE NO.: Z -7421-B NAME: Mid -Town Shopping Center Revised Long -form PCD LOCATION: Located on the Northeast corner of West Markham Street and University Avenue DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.5 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-3, General Commercial District Uses, Revise signage plan VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned 0-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between "B" and "C" Streets on the east side of University Avenue. The Board of Directors approved the request on March 1, 2007 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z -7421-B August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 "C" Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of Gastroenterology Associates P.A. The proposed parking lot was not a part of the approved PCD. A rezoning request from various zoning classifications to PCD to allow a two phased development located between West Markham Street and "C" Street and Pierce Street and University Avenue was approved by the Planning Commission at their June 26, 2003 Public Hearing. The development was proposed as a mixed-use development complete with residential, office and commercial uses. The request reviewed and the area rezoned was the Phase I portion of the development. The Phase II portion of the development was to be reviewed by the Commission as the development plans became imminent. ' Phase I consisted of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contained 255 parking spaces located on a total of 5.3 acres. The applicant proposed the realignment of "C" Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant also proposed the abandonment of portions of "A" Street and "B" Street and the portion of "C" Street, which would be realigned. Ordinance No. 19,096 adopted by the Little Rock Board of Directors on May 18, 2004, revised the previously approved PCD. The revision included the development of 10.5 acres with 107,300 square feet of retail space plus 21,800 square feet of restaurant space. The parking was indicated with 586 parking spaces. Portions of A, B and C Street were also closed by the adoption of Ordinance No. 19,177. Three sign locations were approved for the development. Each of the signs were approved with a maximum of fifteen feet in height and one hundred square feet in area. Presently the signs are in place along West Markham Street, C Street and the entrance drive from University Avenue. Building signage was allowed on the front and rear of the buildings with the aggregate sign area limited to ten percent of the front facade area. Vi March 1, 2007 SUBDIVISION ITEM NO.: A Cont. FILE NO.: Z -7421-B A. PROPOSAL/REQUEST, The applicant is requesting a revision to the previously approved PCD related to signage. The previous approval allowed signage on the front and rear facades of the building with the total aggregated sign area square footage not to exceed ten percent of the front facade area. The applicant is now requesting the allowance of additional signage for the building located at the intersection of University Avenue and C Street and the building located at the intersection of Pierce and West Markham Streets. The request is to allow the placement of signage on thee walls of the building. The request also includes an increase in sign height for the sign located at the entrance of the development along West Markham Street. The base of the sign is proposed to be increased by a maximum of four feet for a total sign height of 19 -feet B. EXISTING CONDITIONS: The site is developing with the Mid -Town shopping center. A number of the stores have opened with a few presently in tenant finish out. The area contains existing single-family, multi -family and non-residential uses. There is a large multi -family complex located on "C" Street just east of the development. Other uses in the area include the Park Plaza Mall, the University Mall, the I -HOP Restaurant and St. Vincent Hospital. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was not present. Staff presented an overview of the request indicating there were no outstanding issues associated with the request. Staff stated the request included a modification to the existing signage plan for the shopping center. Staff stated there were no other modifications of the approved site plan proposed. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no technical issues remaining from the February 8, 2007, Subdivision Committee meeting which needed addressing. The applicant is proposing a revision to the approved PCD to allow additional signage. The request includes the placement of signage on three sides of the building facade for the building located on C Street and University Avenue and the building located on Pierce K! March 1, 2007 SUBDIVISION ITEM NO.: A Cont. FILE NO.: Z -7421-B and West Markham Streets. Each of these buildings have public street frontage on two abutting roadways and the third location is the front of the building which faces into the parking lot. Staff is supportive of the allowance of the additional building signage as proposed. Staff recommends the aggregate of the total signage be limited to ten percent of the front facade as was previously approved. The request also includes the allowance of an increased sign height for the monument sign located on West Markham Street. The approved signage plan allows a sign with a 1'8" cabinet or base and a 13'4" by 7'6" tenant identification panel for a total sign height of 150". The request is to allow the cabinet or base to be increased by 4' to a maximum of 5'8" to allow the lower tenant identification panels to be visible from west bound West Markham Street. With the increase in the base height the total sign height is 19 -feet. No additional tenant identification panels are being requested. The monument signs located along University Avenue will remain as were previously approved with a maximum height of 15 -feet. Staff is supportive of this request. Staff does not feel the addition of four feet to the existing sign based or the addition of wall signage on two of the buildings will significantly impact the development or the area. F. STAFF RECOMMENDATIONS: Staff recommends approval of the revision to the PCD to allow a revision to the existing signage plan subject to the aggregate area of the wall signage not exceeding ten percent of the front fagade of the specific building. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was not presented. Staff presented the item stating the applicant had failed to provide staff with a completed application. Staff presented a recommendation of deferral of the item to the March 1, 2007 public hearing. Staff stated this would allow the item to be reviewed by the Subdivision Committee at their February 8, 2007, committee meeting. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: The applicant was present. There were presented the item with a recommendation allow a revision to the existing signage plan S (MARCH 1, 2007) no registered objectors present. Staff of approval of the revision to the PCD to subject to the aggregate area of the wall March 1, 2007 SUBDIVISION ITEM NO.: A (Cont. Eli_E NO.: Z -7421-B signage not to exceed ten percent of the front fagade of the specific building. Staff also presented a recommendation of approval of the increased sign height on West Markham Street by increasing the base height of the monument sign. 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 8 ayes, 0 noes, 2 absent and 1 recusal (Jeff Yates). 5