HomeMy WebLinkAboutZ-7421-C Staff AnalysisFILE NO.: Z -7421-C
NAME: Mid -town Revised Short -form PCD
LOCATION: Located in the 200 Block of North University Avenue
DEVELOPER:
Miller Capital Advisory, Inc.
c/o Greg McGahey
UCR
8080 Park Lane, Suite 800
Dallas, TX 75231
ENGINEER:
White-Daters and Associates
Attn. Tim Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.12 acres
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING
NUMBER OF LOTS: 1
PCD
FT. NEW STREET: 0 LF
C-3, General Commercial District uses
Revised PCD
PROPOSED USE: Add additional square footage to the overall shopping center
VARIANCESMAIVERS 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).
FILE NO.: Z -7421-C (Cont.
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
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.
On April 3, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,731
which allowed a modification to the previously approved signage plan. The originally
approved PCD allowed signage on the front and rear facades of the buildings with the
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FILE NO.: Z -7421-C (Cont.
total aggregated sign area square footage not to exceed ten percent of the front facade
area. The amendment allowed 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. Signage was allowed on three walls
of these buildings. The approval also included an increase in sign height for the sign
located at the entrance to the development along West Markham Street. The base of
the sign was proposed to be increased by a maximum of 4 -feet for a total sign height of
19 -feet.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to revise the previously approved PCD to add
3,867 square feet of retail space within the existing shopping center. The
originally approved site plan allowed a 50 -foot wide by 77.4 -foot open space
between the Pei Wei and Jos. A. Banks spaces in the northwest portion of the
development. The area was put in place to preserve a large tree which has since
died.
B. EXISTING CONDITIONS:
The site is the Mid -town shopping center which contains a number of retail uses.
The overall site was developed with common open space and landscaped
islands designed to save a number of mature trees which were on the site at the
time of development. Several of the trees which were saved did not survive and
have been removed. The applicant is working with City staff to mitigate the
removal of these trees. The area proposed for enclosure as additional retail
space was also left as open space in order to save a mature tree on the site.
The tree did not survive and has been removed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 -feet of the site along with the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. There are numerous large trees that were to be saved per the PCD initial
development plan that have either died or have been removed. The previous
owner(s) were in the process of planting numerous new, large caliper trees to
bring this site back into compliance. This issue needs to be
addressed/finalized prior to any new permits being issued for this site.
3
FILE NO.: Z-742
E. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
Mr. Tim Daters of White-Daters was present representing the request. Staff
presented an overview of the item stating the request was to remove a common
plaza area and include the area as leasable retail space. Staff stated the
Mid -town DOD required developments to provide common space. Staff
requested Mr. Daters provide the existing and proposed square footage of
common plaza areas. Staff noted there were several trees which had died on the
site and questioned what measures would be taken to mitigate the missing trees.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
issues raised at the June 20, 2013, Subdivision Committee meeting. The
applicant has provided a mitigation plan for the trees which were removed since
the original approval. The applicant is proposing to revise the previously
approved PCD to add 3,867 square feet of retail space within the existing
shopping center. The plan includes removing a 50 -foot by 77.4 -foot open space
area between Pei Wei and Jos. A. Banks. The large tree which was saved with
the initial development in this area has since died.
The plan includes the addition of four areas of common space to the site which
includes the placement of benches and planters. Area #1 located by Soma
contains 360 square feet, Area #2 by Pei Wei contains 450 square feet, Area #3
located within the parking lot includes the removal of an existing rock wall to
create a plaza area and allow connectivity through the site contains 950 square
feet and area #4 located by Starbucks contains 225 square feet. The square
footage added by the four (4) areas totals 1,985 square feet. The area lost
contains 3,867 uare feet.
The Landscape Ordinance establishes criteria for making payment to the TREE
(Tree Restoration for Environmental Enhancement) fund in the event trees die
after the initial development or cannot be saved (Chapter 15-37). In -lieu
contribution funds made to the TREE fund are dedicated to planting and
maintaining trees on public property and rights-of-way within the area of the City
where the trees are removed. The ordinance also establishes the payment
schedule based on the caliper inches lost.
The vehicular use area of the site contains 233,149 square feet. Based on a
requirement of eight (8) percent of interior landscaping a total of 18,651 square
feet of landscaping is required. The existing interior landscaped area excluding
the site proposed for the new building pad is 18,523 square feet and the
proposed building pad area contains 3,867 square feet.
4
FILE NO.: Z -7421-C (Cont.
The initial development preserved 25 trees. Ten (10) of the preserved trees are
remaining of which two (2) are dead. The live trees remaining total 167 caliper
inches and the two (2) dead trees total 63 caliper inches. If the remaining
original 15 trees are mitigated at 21 caliper inches per tree, an additional
315 caliper inches must be provided as part of the mitigation plan. The two (2)
existing dead trees must also be mitigated (63 caliper inches) for a total of
387 caliper inches.
The mitigation plan includes installing 27 new trees; 13 - 3" Zelkova trees for a
total of 39 caliper inches, 8 - 3 East Palatka Holly trees for a total of 24 caliper
inches, 3 - 3" Red Maple trees for a total of 9 caliper inches, 3 - 2" Sweetgum
trees for a total of 6 caliper inches. The installation plan totals 78 caliper inches.
The calculations include the loss of 378 caliper inches of trees and the
installation of 78 caliper inches of new trees. The tree caliper inches lost and not
replaced equal 300 caliper inches. The landscape ordinance establishes the rate
of payment per caliper inch lost. 300 caliper inches divided by two (2) equals
150 caliper inches. The cost for replacement trees per the ordinance is
$200.00 resulting in $30,000.00. The applicant is proposing to make a payment
to the City's TREE fund. The payment proposed is $30,000.00. The rate is
determined by payment of $200.00 for each two (2) caliper inches to be
mitigated. The ordinance allows for a mitigation of ten (10) trees per site. The
City Beautiful Commission is to hear a request to allow a waiver of this
requirement at their September 5, 2013, public hearing and allow payment to the
TREE fund as proposed by the applicant.
The plan indicates two (2) dead trees along the entrance drive from University
Avenue. The plan does not state if these trees are to be mitigated or replaced.
Staff feels there is ample area to allow the replanting of these two (2) trees and
recommends the trees be replaced with a species proposed with the
mitigation plan.
Staff is supportive of the request to add leasable square footage for the shopping
center and the mitigation plan for the loss of trees saved with the initial
development. Staff feels with the payment in -lieu to the City's TREE fund and
the installation of additional landscape and hardscape areas the impact of the
loss of green space is lessened. To staff's knowledge there are no remaining
outstanding technical issues associated with the request.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the addition of lease space as
proposed by the applicant and the mitigation plan for the loss of mature trees
within the development as proposed by the applicant.
Staff recommends the two (2) trees located on the entrance drive from University
Avenue be replaced with tree species similar to the proposed mitigation plan.
FILE NO.: Z -7421-C Cont.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was present. There were no registered objectors present. Staff
presented them item stating the applicant had failed to respond to comments raised at
the June 20, 2013, Subdivision Committee meeting. Staff presented a recommendation
of deferral of the item to the August 22, 2013, public hearing.
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 and 2 absent.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
addition of lease space as proposed by the applicant and the mitigation plan for the loss
of mature trees within the development as proposed by the applicant. Staff presented a
recommendation the two (2) trees located on the entrance drive from University Avenue
be replaced with tree species similar to the proposed mitigation plan.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
October 3, 2013
ITEM NO. 1 - C.B.C. 628 - NEW MATTERS
Applicant:
Address:
Description:
ORDINANCE RE UIREMENTS.
Mid-towne Shopping Center
Steve Branco, Owner
Landscape Architecture Inc., Agent
200 Block of North University Avenue
Long Legal
1. (d.) The city official shall determine annually the required per tree in -lieu cash payment
amount. Such amount shall not exceed two hundred dollars ($200.00) per tree with
annual CPI inflation adjustments commencing in 2001. Any in -lieu cash contribution
required shall be limited to a maximum of ten (10) trees per site.
VARIANCE REQUESTED:
a. A contribution in excess of the amount allowable per ordinance; in both number
of trees being replaced and in the monetary amount allowable by ordinance.
FINDINGS:
The property located at the 200 Block of the North University comprises the Mid -Towne Mall
per the Planned Commercial District Plan (Z-7233). Per the PCD plan numerous, large trees
were shown to be preserved that are now either dead, missing, diseased and are needing to be
mitigated per the PCD revision and to mitigate the trees per the Landscape Ordinance. The PCD
was recently revised and approved pending the approval from the City Beautiful Commission;
regarding their plans for mitigation which includes both newly planted trees and a monetary
donation to the City of Little Rock, T.R.E.E. Fund.
The initial approved site plan development included the preservation of twenty-five (25) trees.
Ten (10) of the preserved trees are remaining; of which two (2) are dead. The live trees
remaining total 167 caliper inches and the two (2) dead trees total sixty-three (63) caliper inches.
If the remaining original fifteen (15) trees are mitigated at twenty-one (21) caliper inches per
tree, an additional three hundred fifteen caliper inches must be provided as a part of the
mitigation plan. The two (2) existing dead trees must also be mitigated (63 caliper inches) for a
total of three hundred eighty-seven (387) caliper inches.
The mitigation plan includes installment twenty-seven (27) new trees; 13-3" Zelkova trees for a
total of thirty-nine (39) caliper inches, eight (8)- three inches (3") East Palatka Holly Trees for a
total of twenty-four (24) caliper inches, three (3)- three inch (3") Red Maple Trees for a total of
nine (9) caliper inches. Three (3) -two inch (2") Sweetgum trees for a total of six (6) caliper
inches. The installation plan totals seventy-eight (78) caliper inches.
The calculations include the loss of three -hundred seventy eight (378) caliper inches of trees and
the installation of seventy-eight (78) caliper inches of new trees. The tree caliper inches lost and
not replaced equal three -hundred (300) caliper inches. The landscape ordinance establishes the
rate of payment per caliper inch lost. Three -hundred (300) caliper inches divided by two (2)
equals one hundred and fifty (150) caliper inches, The cost for replacement trees per the
ordinance is two -hundred dollars ($200.00) resulting in a total of thirty thousand dollars
($30,000), The applicant is proposing to make a payment to the City's T.R.E.E. fund. The
payment proposed is thirty thousand dollars ($30,000.00). The rate is determined by payment of
two hundred dollars ($200.00) for each two (2) caliper inches to be mitigated. The ordinance
allows for a mitigation of ten (10) trees per site. The City Beautiful Commission must approve
any variation from the ordinance requirement(s).
Staff feels the applicant is attempting to mitigate the loss of the large caliper trees on the site.
New trees are being proposed and the remaining monetary balance will be denoted. This will
allow for trees to be planted within the same section area of the City of Little Rock; allowing
optimal growth for the trees at their mature size.
STAFF RECOMMENDATION:
Staff is supportive of the requested variance as submitted.
CITY BEAUTIFUL COMMISSION ACTION SEPTEMBER 5,201.3:
Staff presented the item stating the applicant had failed to notify property owners as required by
the Commission's By-laws. Staff presented a recommendation of deferral of the item to the
October 3, 2013, Public Hearing.
A motion was made to defer the item to the October 3, 2013, Public Hearing as recommended by
staff. The motion carried by a vote of 7 ayes, 0 noes, 1 absent and 3 open positions.
CITY BEAUTIFUL COMMISSION ACTION OCTOBER 3,2013:
Zoning and Subdivision Manager Dana Carney presented the item and a staff recommendation or
approval.
There was then a discussion of the types or trees being proposed by the applicant. Commissioner
Wiedower asked if much larger trees could be installed in lieu of putting more money towards
the T.R.E.E. fund. Cindi Drilling, the applicant, responded that there were site constrictions due
to access restrictions and underground utilities. She stated they were trying to create a new
"design feel" with the new tree types. Commissioner Wiedower asked if the remaining trees
were also going to be lost. Ms. Drilling responded that the developer had made great efforts,
including bringing in professional arborists, to save the trees. She stated the past couple of years
had been hard on oak trees, due to drought conditions.
There was then a discussion about the amount of landscaping on the site. Ms. Drilling stated the
developer was installing twenty-seven (27) new trees, each of which would be fourteen-sixteen
(14-16) feet tall and three-three and one-half (3-3.5) inches in caliper. She stated seasonal color,
including planters and pots, would be added.
In response to a question from Commissioner Homeyer, Ms. Drilling stated there were ten (10)
trees remaining on the site, two (2) of which were dead. Commissioner Homeyer asked what
would happen if other trees died in the future. Mr. Carney responded that the developer would be
back before the CBC to go through this process again.
A motion was then made to approve the variance as recommended by staff. The motion was
seconded and approved by a vote of 8 ayes, 0 noes, 0 absent and 3 open position.
NO.: 9. Z -7421-C
NAME: Mid -town Revised Short -form PCD
LOCATION: located in the 200 Block of North University Avenue
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the site,
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than June 26, 2013. The Office of
Planning and Development must receive the proof of notice no later than July 5,
2013.
2. Provide the mitigation plan for the landscaping. The plan should include the planting
plan for the landscaping which has died or been removed and the additional areas
proposed for landscaping to off -set landscape area to be lost by enclosing the
building which currently serves as green space.
3. The Mid -town DOD specifies landscaping and public spaces are to be included
within developments. Common use areas and plazas are to be a minimum of 300
square feet for 30,000 square foot developments. Additional common area is to be
included for larger sites.
4. Based on the current 123,941 square feet of developed space a total of 1,200
square feet of common use area and plazas are to be included on the site. With the
additional square footage of building area a total of 1,250 square feet of common
use area and plaza space is required. Provide the total square footage of the
common plaza areas.
5. Credit for preserving trees 14 -inches or greater was provided at the time of
development of this site. Several of these trees have been removed. Provide the
mitigation plan for reestablishing the landscaping to come into compliance with the
landscape and Mid -town DOD ordinance requirements.
The item was not routed to the various other departments or reporting agencies.
Planning Division_ This request is located in the Heights/Hillcrest Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary in type
and scale, depending on the trade area that they serve. The applicant has applied for a
revision to the existing PCD (Planned Commercial District) zoning to enclose an area
between two structures for additional commercial square footage. The site is within the
Midtown Design Overlay District.
Master Street Plan: University Avenue is a Principal Arterial and C Street is a Local
Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians on
University Avenue since it is a Principal Arterial. The primary function of a Local Street
Item # 9.
is to provide access to adjacent properties. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". A Collector design standard is used for Commercial Streets.
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 shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. There are numerous large trees that were to be saved per the PCD initial
development plan that have either died or have been removed. The previous
owner(s) were in the process of planting numerous new, large caliper trees to bring
this site back into compliance. This issue needs to be addressed/finalized prior to
any new permits being issued for this site. This issue is also due for citation.
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, June 26, 2013.
Item # 9.
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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
VARIANCESIWAIVERS 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 -Pt
August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from
R -31R-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 fagade area.
2
March 1, 2007
SUBDIVISION
ITEM NO.: A(Cont.)FILE NO.: Z -7421-B
A. PROPOSAUREQUEST:
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
3
March 1, 2007
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z -7421-B
and Vilest 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 Vilest 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 15'0". 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 pian 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
0
March 1, 2007
SUBDIVISION
ITEM NO.: A
FILE NO.: Z -7421-B
signage not to exceed ten percent of the front fapade 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
June 26, 2003
ITEM NO.: 10
NAME: University Heights PCD
LOCATION: Southeast corner of University Avenue and "C" Street
DEVELOPER:
Strode Property Company
5950 Berkshire Lane #1275
Dallas, TX 75225
FNr,INFFR-
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 5.3 Acres NUMBER OF LOTS: 1
CURRENT ZONING: R-2, R-3, R-4, PCD
FT. NEW STREET: 0
,191511WIW5041
ALLOWED USES: Single-family residential uses, Duplex and Commercial
PROPOSED ZONING: PCD — Mixed Uses
PROPOSED USE: Mixed of Commercial, Office and Residential uses.
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
June 26, 2003
SUBDIV[SION
ITEM NO.; 10 Cont. FILE NO.: Z-7421
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
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 the Gastroenterology Associates P.A.
A. PROPOSAL/REQUEST:
The applicant is requesting a rezoning from various zoning classifications to PCD
to allow a two phases development located between West Markham Street and
"C" Street and Pierce Street and University Avenue. The development is
proposed as a mixed-use development complete with residential, office and
commercial uses. The current request is the review and rezoning of the Phase I
portion of the development from various zoning classifications to PCD. The
Phase II portion of the development will be reviewed by the Commission as the
development plans become imminent.
Phase I consist of three commercial buildings containing a total of 49,030 square
feet of gross floor space. The development also contains 255 parking spaces
and is located on a total of 5.3 acres.
The applicant is proposing 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 is also proposing the
abandonment of portions of "A" Street and "B" Street and the portion of "C"
Street, which will be realigned.
B. EXISTING CONDITIONS:
The area contains existing single-family, multi -family and non-residential uses.
Located in the Phase I boundaries are single-family homes, office/retail uses and
duplex housing. There is a large multi -family complex located on "C" Street just
east of the development and the St. Vincent Day Care facility is located on "A"
Street just east of the development (located in the Future Phase II area).
2
June 26, 2003
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z-7421
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 not received any comment from area residents. The
Hillcrest Residents Neighborhood Association along with all owners of property
located within 200 feet of the site and all residents, who could be identified,
located within 300 feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS -
1 .
ONDITIONS:
1. University Avenue is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way 55 -feet from centerline will be required.
2. Repair or replace any curb, gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
3. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic and Civil Engineering for
approval.
4. Provide the direction of flow and all storm water flows (Q) entering and
leaving the property.
5. 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. A demonstration must be made that downstream
storm water facilities will be adequate.
6. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. A public cul-de-sac or suitable hammerhead turn -around must be provided on
"A" and "B" Streets.
8. Some of the additional traffic generated by the proposed development will
use Pierce and C Streets for access. These streets have open ditches and
are too narrow to provide safe two-way access to the site.
9. With the plan, B Street will continue to function as a public street. Back -out
parking lining the street creates a traffic hazard. Permanently closing "B"
Street appears to be the best answer.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING,
Wastewater Existing sewer mains on site. Relocation of existing sewer mains
will be at the Developer's expense. Sewer service must be retained for all
3
June 26, 2003
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7421
existing residences not being removed by this project. Contact the Little Rock
Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center -Point Energy: Center -Point Energy has existing facilities on "A", "B" and
"C" Streets from Pierce Street to University Avenue. Cost associated with the
termination of lines at the east edge of the property will be 100 percent
responsibility of the developer. Contact Center -Point Entergy at 377-4539 for
additional details.
SBC: A ten foot easement is required along the east, west and north property
lines. A five foot easement is required along the south property line. Contact
SBC at 373-5112 for additional details.
Central Arkansas Water: A water main extension and on-site fire protection
installed at the Developer's expense will be required in order to provide
service to this property. The Little Rock Fire Department needs to evaluate
this site to determine whether additional public and/or private fire hydrant(s)
will be required. If additional fire hydrant(s) are required, they will be installed
at the Developer's expense. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. That work would also be
done at the expense of the developer. All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
This development will have minor impact on existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection. Contact Central Arkansas Water at 992-2438 for
additional details.
Fire Department: Approved as submitted.
Counly Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights - Hillcrest Planning
District. The Land Use Plan shows that the majority of the site is shown as
Mixed Use. The applicant has applied for a Planned Commercial Development
for a retail development.
Since more than 50% of the site is shown as Mixed Use, a commercial
development with a Planned Zoning District does not require a change to the
Land Use Plan.
4
June 26, 2003
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z-7421
CitV Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community.
The list of supplemental issues listed a land use objective of encouraging new
buildings to relate to the architecture of the neighborhood and a community
development objective stating that commercial uses should not be open later
than midnight.
Landscape: A perimeter landscaping strip will be required between new
property lines where vehicular use areas exist unless the area(s) are platted as
access easement(s).
The proposed land use buffer along the eastern perimeter drops below the
average twenty-four (24) foot width requirement. Also, it drops below the six (6)
foot seven (7) inch minimum width allowed at any given point by both the zoning
and landscape ordinances.
The proposed street buffers along "C" Street and along University Avenue drop
below the twenty-four (24) foot average width requirement and below the twelve
(12) foot width minimum at any given point.
Interior landscape islands must be at least 225 square feet in area and 5.6 feet
in width to count toward fulfilling interior landscaping requirements of the
landscape ordinance.
All of the landscape and buffer requirements take into account the reductions
allowed within the designated mature area of the City.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen plantings is required along the
eastern perimeter where adjacent to residential properties.
An irrigation system to water landscaped areas will be required. Prior to
obtaining a building permit, it will be necessary to provide approved landscape
plans stamped with the seal of a Registered Landscape Architect. Compliance
wit the City's Landscape and Buffer Ordinances is requested.
Building Codes: No comment.
G_ SUBDIVISION COMMITTEE COMMENT: (June 5, 2003)
The applicant was present representing the request. Staff introduced the
proposed development indicating there were additional items needed on the
proposed site plan. Staff questioned if there would be any outdoor activities
and/or dining located on the site and the measures the applicant would take to
W
June 26, 2003
SUBDIVISION
ITEM NO.: 10
FILE NO.: Z-7421
screen the adjoining property owners from noise of the outdoor activities and/or
dining.
Staff also questioned the proposed signage requesting the details of any signage
that would be located on the site.
Public Works comments were addressed. Staff stated there were concerns with
the closure of "A" Street and the remaining single-family home not being a part of
the development. Staff also stated the street could not be closed before their
property line. Staff also stated some form of turn -around was needed at the end
of "A" and "B" Streets. The applicant questioned if the turn -around could be in
the parking lot. Staff stated if the area was dedicated as public through a cross
access easement then this would be satisfactory.
Staff stated University Avenue would require a dedication of right-of-way. Staff
stated currently there was 40 feet of right-of-way and the Master Street Plan
required 55 -feet from the centerline. The applicant stated he would work with
Public Works on this issue.
Landscaping comments were addressed. Staff stated the eastern land use
buffer fell below the minimum allowed under both the zoning and landscape
ordinance. Staff stated the strip should average 24 feet and be a minimum of
6.7 feet.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the June 5, 2003 Subdivision Committee meeting. The applicant has
indicated "A" Street will remain open to a point on the west property line of the
indicated out -parcel; a single-family home which is not participating in the
development. The applicant has indicated a hammer -head turn around on "A"
Street as requested by the Public Works Department. The applicant has also
indicated "B" Street will terminate into the parking lot. The applicant has broken
the street and installed a four -foot walking trail in this area to connect the
residences to the shopping center. The area adjoining the parking lot will be
dedicated as a service easement allowing the city service vehicles a way to
turn -around after accessing the homes on "B" Street.
The applicant has also verified the operational hours to be from 5:00 am to 1:00
am seven days per week. The applicant has indicated there are possible
activities taking place outside in the northern building adjacent to the single-
family homes. Staff has concerns with the use of this area as an outdoor dining
9
June 26, 2003
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7421
area and the noise from customers affecting to the near -by homes at a late hour.
The applicant has indicated a six (6) foot wood fence for screening of this area
but the screen will not deflect the potential sound. Staff would recommend any
outdoor activity end by 10:00 pm and that there be no outdoor music allowed.
The applicant has indicted dumpster locations on the site plan and indicated the
screening requirements of at least two feet above the top of the dumpster. The
applicant has also indicated the dumpsters will be serviced from 7:00 am to 6:00
pm. Staff feels the hours of service are acceptable hours. With the limiting to
the day light hours, this should limit the impact on the remaining single-family
homes in the area.
The applicant has indicated storm water detention on the proposed site plan in
two locations. The areas are adjacent to "C" Street near the University Avenue
intersection. The applicant has also indicated they will verify downstream storm
water facilities to prove adequacy.
The applicant has indicated two pylon signs to be located near the northern and
southern boundaries of the property along University Avenue. The sign area will
be the maximum allowed in commercial zones or maximum of 36 -feet in height
and 160 square feet in area. Staff is supportive of the requested signage.
The applicant is proposing 49,030 square feet of commercial space in four
buildings with a maximum building height of thirty-five feet. There are 255
parking spaces proposed as a part of the development. The typical minimum
parking demand for a commercial center of this size would be 217 parking
spaces or one space per two hundred and twenty-five square feet of gross floor
area. The proposed parking is sufficient to meet the typical minimum parking
demand. If more than one restaurant were to locate on the site then staff would
have concerns with the proposed parking since a restaurant requires additional
parking (one space per one -hundred square feet of gross floor area). The
development is touting itself to be a neighborhood based development allowing
residents to walk to the area for services. If this proves to be the case then the
proposed parking would be sufficient to meet the minimum parking demand.
The applicant has indicated screening along the eastern property line as
requested by Staff. The applicant has also indicated a six foot wood fence will
be placed in this area to screen the adjoining single-family homes. The existing
site plan indicates a street buffer along University Avenue. Public Works has
requested additional right-of-way in this area. The existing right-of-way along the
property frontage is 40 -feet from centerline and the Master Street Plan requires
55 -feet of right-of-way in this area. If the applicant is required to dedicate the
additional right-of-way the street buffer will be somewhat reduced along
University Avenue.
7
June 26, 2003
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z-7421
The applicant has requested a waiver of the requirement for dedication of right-
of-way to 55 -feet from centerline for University Avenue as required by the Master
Street Plan. Staff feels with the current roadway widths south of West
Markham Street and the proposed construction on South University Avenue
south of 12th Street the full 55 -foot right-of-way is required. If at any point in the
future the City intends to connect the two sections of University Avenue without
the right-of-way dedication this would be difficult if not impossible.
The site plan indicates an out -parcel along "A" Street. There is an existing
single-family home located on the property and the developer has indicated the
owner does not wish to participate in the development. The applicant has
indicated screening as required between commercial and single-family. The
applicant has indicated the area as a future parking lot should the homeowner
decide to sell and become willing to participate. Staff has some concerns with
this situation should the homeowner decide to continue to reside at this location.
There are dumpsters located on both property lines of the existing single-family
home and the home will be surrounded by commercial uses and parking lots.
This will not make for a comfortable living situation for the residents of the house.
The proposed development lies in an area covered by the Urban Land Institute
(ULI) Study. The study calls for the parcel to contain lifestyle retail, together with
multi -family and single-family homes. The study also indicates the
Hillcrest/Lifestyle parcel should be the first to develop in the study area. The
panel also recommended the parcel be large enough to stand on its own.
The ULI panel recommended a small park built along University Avenue with
about 40,000 square feet of retail space around it. The panel recommended
well -landscaped streets with surface parking, both at the curb and in small lots,
to satisfy the needs of the retailers. Some high- and some low-density housing
would fill out the block and provide an attractive and appealing urban setting.
Although staff has some reservations about the development with regard to the
right-of-way dedication and the areas available for street buffers, and the
remaining out -parcel contained within the development, staff is supportive of the
development as a whole. The Phase II portion of the development will include
the additional commercial/office and residential component of the development
as recommended by the ULI panel. In addition the developer has provided
elevations and design schemes which staff feels will blend well with the Hillcrest
Neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request as filed subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
June 26, 2003
SUBDIVISION
M NO.: 10 (Cont.
FILE NO.: Z-7421
Staff recommends the applicant dedicate right-of-way 55 -feet from the centerline
along University Avenue.
Staff recommends approval of the request to abandon a portion of "A" Street, a
portion of "B" Street and a portion of "C" Street.
PLANNING COMMISSION ACTION: (JUNE 26, 2003)
Mr. Ron Tabor and Mr. Joe White were present representing the application. There
were objectors present. Staff presented the item with a recommendation of approval.
Staff noted Public Works comments had been revised to decrease the requested right-
of-way along University Avenue. Staff stated the applicant would dedicate an additional
nine (9) feet of right-of-way along the roadway and decrease the median size to
increase the width of the travel lanes.
Staff also noted they were supportive of the request to abandon portions of "A" and "B"
Streets located within the development and the portion of "C" Street which would
remain after the realignment with the intersection of the Park Plaza Drive.
Ms. Ruth Bell addressed the Commission with concerns. She questioned how the
proposed development related to the Urban Land Institute Study (ULI). She also stated
the Mid -Town Group was currently considering design standards for the area. Ms. Bell
stated the group was using the ULI Study as a Bible for design standards. Ms. Bell
stated the proposed development was the first redevelopment in the areas and
questioned how the proposed development would relate to the overall character of the
Hillcrest Neighborhood.
Ms. Bell stated the proposed design did not offer mode of transportation other than
automobile. She stated accessibility by all modes of transportation, walking, biking etc.
were important.
Ms. Bell also stated the traffic signal proposed to align "C" Street and the Park Plaza
entrance should be timed to allow pedestrian ample time to cross without danger to life
or limb.
Ms. Valerie Wingert addressed the Commission with concerns. She stated the traffic
on "C" Street would increase as a result of the development. She stated she would like
to see "C" Street terminate with a cul-de-sac. Ms. Wingert stated she also had
concerns with late night businesses locating on the site and patrons driving through the
neighborhood.
E
June 26, 2003
SUBDIVISION
NO.: 10 (Cont.
FILE NO.: Z-7421
Mr. Don Bonner addressed the Commission in opposition of the closing of "B" Street.
He stated he had lived in his home for 40+ years and "B" Street was his access to
University Avenue. He stated driving along West Markham and entering from Pierce
Street was not an easy option due to the grade at University and Markham Streets.
Ms. Betty Burnette addressed the Commission indicating Pierce Street was not
sufficient to handle the traffic in the area. She stated customers trying to access the
site would travel Pierce Street, which currently had open ditches for drainage and was a
very narrow roadway.
Ms. Catherine Dulling addressed the Commission in opposition of the proposed
development. She stated the area residents had been told the Mid -Town Improvement
District was for the redevelopment of University Mall and would not raise the property
taxes in the area for homeowners. She stated the proposed development was taking
away living space from the area and replacing the space with additional retail. Ms.
Dulling stated the area did not need additional retail space since University Mall was not
currently occupied.
Ms. Janice Baldwin addressed the Commission with concerns. She stated her mother
and farther were the owners of the "out parcel' area. She stated her parents wished to
continue to live on the site. Ms. Baldwin stated her concern was that the development
would allow her parent to continue to live in their house and maintain the currently
quality of life. She questioned if "A" Street would remain open in the area to allow her
parent access to their home.
Staff stated "A" Street would remain open to the west property line of the "out parcel".
Staff also stated "B" Street would be closed to not allow through traffic into the site.
Staff stated this was a request of the City since a large number of parking spaces were
designed to back into the service drive. Staff stated the portion of "C" Street to be
abandoned was the existing street layout and once the street was realigned with the
Park Plaza drive entrance the current right-of-way would no longer be needed.
There was a general discussion concerning Pierce Street and if the City could require
the developer to widen the street. Staff stated this would be off-site improvements,
which the City typically did not require. Staff stated when the Phase II portion of the
development was constructed the developer would be required to widen Pierce Street
to Y2 street widths adjoining the site.
There was a general discussion concerning "C" Street and the request for a cul-de-sac.
Staff stated the primary concern of a cul-de-sac was public transportation and safety.
Staff noted the condition of "C" Street and indicated this alone would discourage cut -
through traffic.
June 26, 2003
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7421
Mr. Ron Tabor addressed the Commission concerning the merits of the application. He
stated the original PCD was for one building. He stated the original PCD included the
realignment of "C" Street in the exact location as was being proposed. Mr. Tabor stated
the only change was the current proposal included four buildings and a larger area as
suggested by the ULI Study.
Mr. Tabor stated the site would be landscaped to meet or exceed ordinance
requirements. He stated the design of the center was that of a village design and would
fit into the overall character of the Hillcrest neighborhood.
A motion was made to approve the application as filed. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
11
April 22, 20C
ITEM NO.: 18.1 FILE NO.: Z -7421-A
NAME: University Plaza Revised Long -form PCD
LOCATION: on the Northeast corner of West Markham Street and North 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, R-3, R-4, 0-3
ALLOWED USES: Retail, Single-family and Two -Family Residential and Office
PROPOSED ZONING: PCD
PROPOSED USE: Retail
VARIAN CESMAIVERS 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
April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z-7421 -A
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 phases
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 become
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.
A. PROPOSAUREQUEST:
The proposed development now contains 10.5 acres located at the northeast
corner of University Avenue and West Markham Street. The project is proposed
with 107,300 square feet of retail space plus 21,800 square feet of restaurant
space. Parking will be provided at 586 spaces.
Portions of A, B and C Street will be closed with the proposed application. Also,
public utilities that lie within these rights-of-way will be relocated to fit the
proposed development. Existing utility easements will be abandoned and new
easements provided as required.
The applicant has indicated necessary Master Street Plan requirements for
adjacent streets will be constructed. The applicant has also indicated a right -turn
lane will be provided at the West Markham Street entrance.
2
April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
A
The fronts of the buildings are proposed to face to the interior to create a village
type atmosphere. The applicant has indicated the rear of the buildings will be
tastefully constructed in brick to provide a pleasing appearance from the
adjoining streets.
The applicant has indicated four sign locations. The signs are proposed as a
maximum of fifteen feet in height and one hundred square feet in area.
EXISTING CONDITIONS:
The area contains existing single-family, multi -family and non-residential uses.
Located in the previous Phase I boundaries the single-family homes, office/retail
uses and duplex housing are in the process of being removed. There is a large
multi -family complex located on "C" Street just east of the development and the
St. Vincent Day Care facility is located on "A" 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 not received any comment from area residents. The
Hillcrest Residents Neighborhood Association along with all owners of property
located within 200 feet of the site and all residents, who could be identified,
located within 300 feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. University Avenue is classified on the Master Street Plan as a principal
arterial. An 8 -foot additional dedication is proposed on the southern portion
of the project, that new right-of-way line should be extended northward to C
Street.
2. The proposed land use would classify C Street and Pierce Street on the
Master Street Plan as a commercial Street. Dedicate right-of-way to 30 -feet
from centerline. No right-of-way is shown for re -located C Street, and a
right-of-way 15 -feet from center is shown for Pierce. These streets will
function as major commercial access points for the development.
3. The proposed land use would classify B Street on the Master Street Plan as
a minor commercial street. Dedicate right-of-way 25 -feet from centerline. In
addition, a tee or ell turn -around should be dedicated as this street will still
serve other property.
4. Provide design of street conforming to the Master Street Plan. Construct
one-half street improvements to the street including 5 -foot sidewalk with the
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April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
planned development. Pierce and C Street should be constructed to
commercial street standards, B Street to a minor commercial street
standard.
5. Repair or replace any curb and gutter or sidewalk this is damaged in the
public right-of-way prior to occupancy.
6. Plans for all work in the right-of-way shall be submitted and approved prior
to the start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering (501) 379-1817 (Derrick Bergfield).
7. 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.
8. Storm water detention ordinance applies to this property. Detention design
will also need to consider down -stream drainage capacity.
9. Plans for street improvements, traffic signal modifications, signage and
striping must be approved by Traffic Engineering prior to construction.
10. Because of the volume of traffic and number lanes at this location, the new
driveway on Markham Street will need to be built with an directional island
for right turn out only. Pierce Street should have a 36 -foot minimum width,
three lane section at the intersection.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Existing sewer mains shall be relocated at the
developer's expense. Contact Little Rock Wastewater at 688-1414 for additional
details.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Central Arkansas Water
requests that the existing right-of-way of C Street be retained as a utility
easement to accommodate and existing 3 -inch water main. All other existing on-
site public water facilities will be abandoned. If there are facilities that need to be
adjusted and/or relocated, contact Central Arkansas Water. That work would be
done at the expense of the developer. Central Arkansas Water may salvage
some items. The facilities on-site will be private. When meters are planned off
private lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of Customer
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April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
Owned Line Agreement is required. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). This development witl
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Contact
Central Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Multifamily and Office for this property. The
applicant has applied for a Planned Commercial Development for a commercial
development.
A land use plan amendment for a change to Community Shopping is a separate
item on this agenda.
Ci Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Hillcrest Neighborhood Action Plan. The applicant's
property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint"
of our Community. The list of supplemental issues listed a land use objective of
encouraging new buildings to relate to the architecture of the neighborhood and a
community development objective stating that commercial uses should not be
open later than midnight. The Zoning & Land Use chapter listed a goal of
enforcing the city's land -use and zoning policies to preserve the unique scale of
the neighborhood.
Landscape: The street buffer width proposed along a portion of "C" Street is
less than the 13 -foot minimum ordinance standard. Additionally, the street buffer
width along a portion of Pierce Street is less than the 11 -foot minimum. It is also
below the 6 -foot 9 -inch minimum allowed by the Landscape Ordinance.
Portions of the proposed land use buffer width along the eastern perimeter and
around the perimeters of the outparcels is less than the 6 -foot 9 -inch minimums
required by zoning and landscaping ordinances. A 6 -foot high opaque screen,
either a wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, is a requirement that goes with the land use buffers.
5
April 22, 20C
SUBDIVISION
ITEM NO.: 1.8.1 Cont. FILE NO.: Z -7421-A
An irrigation system to water landscape areas will be required.
Prior to obtaining a construction permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
All these requirements take into account the reductions allowed within the
designated mature area of the city.
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
The applicant was present representing the request. Staff stated the request
was to revise a previously approved PCD to allow an expansion of the proposed
site plan. Staff stated the development included the previously indicated Phase 11
portion of the site plan. Staff requested additional information be included to
complete the review.
Staff requested the applicant provide locations for pedestrian access points
through the parking areas. Staff also requested the applicant indicate on the site
plan all proposed signage. Staff stated typically signage was only allowed on the
fronts of buildings and if the applicant was requesting signage along North
University Avenue a request to place the signage would be required. Staff also
stated the sign area was required.
Staff requested building elevations both front and rear. Staff stated the proposed
building materials were also required.
Public Works comments were addressed. Staff stated the proposed
development would require dedication of right-of-way consistent with the Master
Street Plan for Pierce and B Street. Staff stated they were supportive of a
reduced standard along North University Avenue as indicated on the site plan.
Staff stated the indicated street closures would require total ownership of all
abutting parcels. Staff stated with the indicated out parcel, A Street could not be
abandoned for the entire length.
Staff stated the proposed driveway along West Markham Street should be
maintained as a right -in right -out drive. Mr. White stated the desire was for a full
access intersection. Staff stated the applicant had to provide information relating
to sight distance and turn movements to prove the full access drive was not
hazardous.
Landscaping comments were addressed. Staff stated the indicated areas
appeared to meet with the ordinance requirements with a few exceptions. Staff
stated the minimum street buffer was six feet nine inches required by the
Landscape Ordinance. Staff stated the zoning ordinance required a minimum
thirteen foot buffer but the Commission could reduce the required buffer to the six
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April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
feet nine inches. Staff stated any further reductions would take approval of the
City Beautiful Commission.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
R ANALYSIS:
The applicant has submitted a revised site plan to staff addressing issues raised
at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated
the buildings will be constructed of brick and painted antique white with cast
stone accents. The applicant has also indicated metal storefronts with canvas
awnings will be used.
The applicant has indicated signage will be placed on both the front and rear of
the buildings. The applicant has indicated fagade signage with a maximum letter
or logo height no greater than sixty inches. The applicant is also requesting the
sign area be allowed at a factor of .75 square feet for every one -foot of width of
the building or lease space per face with a maximum of forty square feet. Staff is
supportive of the proposed signage.
The applicant has indicated four monument signs will be located on the site. The
applicant has indicated the maximum height will be 15 -feet and the maximum
area is proposed at 100 square feet. The signs will be located at the entrances
to the development along street sides. The applicant would typically be allowed
freestanding signs a maximum of thirty six feet in height and one hundred sixty
square feet in area for commercial development. The proposed height of the
proposed signage is somewhat less than what is allowable. Staff is supportive of
the proposed signage.
The applicant has indicated 572 on-site parking spaces. Based on the typical
minimum parking requirements for a shopping center development, the proposed
parking would also be 572 parking spaces. Staff is supportive of the proposed
parking.
The applicant has located the dumpsters on the site plan near the streets.
Typically the ordinance requires trash receptacles and pickup be oriented away
from the street side of the property and adequately screened from residential
property. The applicant has indicated screening will be provided with a six foot
high opaque fence. Staff has concerns with the placement near the street and
the applicant not providing details concerning the proposed screening material.
The applicant has indicated an out parcel on the proposed site plan. The
applicant has also indicated if the out parcel is not secured, the development will
be constructed in phases. The applicant has not provided a site plan to include
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April 22, 20C
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
the phasing line. Staff has concerns regarding the phasing plan without first
seeing a proposed phase line. The applicant has bordered the out parcel with
landscaping and screening as requested by staff. The applicant has indicated
the screening will be provided with a six foot high opaque screen and the
minimum buffering will be put in place to protect the single-family property.
The applicant has indicated on the site plan areas for outdoor dining. The
applicant has indicated outdoor dining areas for each of the six restaurants. The
outdoor dining is located away from existing residential properties. Staff is
supportive of the outdoor dining as proposed. Staff recommends there be no
outdoor music which could spill out into the neighborhood.
The applicant has indicated a full access drive on West Markham Street. The
proposed drive meets the minimum spacing requirement to allow a full service
drive in this area but staff has some serious concerns with the placement of a full
service drive in this location. Staff feels the placement of a full service drive in
this location will cause traffic to back up on east bound West Markham Street.
Staff also has concerns with customers exiting the site to travel east bound and
sight distance problems. The applicant has not provided to staff the requested
sight distance information to allow the drive to provide full service activity. Staff
recommends the drive on West Markham Street be a right-in/right-out only
driveway or the applicant provide the requested information with regard to sight
distance and provide the required additional improvements to not allow the
backing of cars on West Markham Street.
The applicant has indicated street improvements to Pierce Street will be
constructed as requested by staff. Half of a thirty-six foot street will be
constructed from the first entrance south and a thirty-one foot street will be
constructed from the first entrance north to B Street. The applicant has indicated
the streets will be constructed in a fifty -foot right-of-way with a ten foot utility
easement. Staff is supportive of this design.
The applicant has not increased the right-of-way for B Street. Staff has concerns
with the existing right-of-way. Staff does not feel the development of B Street to
less than commercial street standard is acceptable.
The applicant has indicated landscaped areas on the proposed site plan. The
applicant has not indicated the required street buffers or land use buffers with
regard to landscaping. The required landscaping along a portion of "C" Street is
less than the 13 -foot minimum ordinance standard. Additionally, the street buffer
width along a portion of Pierce Street is less than the 11 -foot minimum. The
proposed buffer is also below the 6 -foot 9 -inch minimum allowed by the
Landscape Ordinance. Staff is not supportive of the reduced landscaping and
feels the applicant should adjust the plan to increase the buffers to the minimum
required.
1.1
April 22, 200,
SUBDIVISION
ITEM NO.: 18.1 Cont. FILE NO.: Z -7421-A
The applicant has indicated pedestrian access through the site as requested by
staff. The accesses are located at the ends of parking rows and drive isles. The
applicant has indicated the pedestrian accesses will be placed in the landscape
areas. The islands will be a minimum of 12.7 feet; sufficient for the placement of
a sidewalk and landscaping. In addition the applicant has indicated the
pedestrian walkways will be elevated to act as traffic claming device within the
site.
Staff is supportive of the proposed development in basic concept. The developer
has worked to meet the intent of the ULI Study recently preformed on the area.
Staff feels the proposed development is workable and with minor "tweaking" the
development will more closely conform to the minimum requirements of various
ordinances. There are outstanding technical issues related to the site staff will
continue to work to resolve. Staff is very sensitive to the limitations put in place
when redeveloping with an in -fill project. Staffs recommendation is forthcoming.
STAFF RECOMMENDATION:
Staff is supportive of the basic concept of the proposed development. Staffs
final recommendation is forthcoming.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the conditions outlined in paragraphs D, E and F of
the above report. Staff presented a recommendation of approval of the requested
signage plan, a recommendation of approval of the reduced right-of-way for "B" Street,
staff recommended there be no outdoor music on the proposed patio and the drive on
West Markham Street be dedicated as a right-in/right=out driveway.
Staff also presented a recommendation of approval for the abandonment of portions of
"A", "B" and "C" Streets.
There was no further discussion of the item. The Chair placed the item on the consent
agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and
1 absent.
9