HomeMy WebLinkAboutZ-8152 Staff AnalysisITEM NO.:
NAME: LPS Properties Short -form PCD
LOCATION: located at 424 North University Avenue
Planning Staff Comments:
-8152
1. Provide notification of all property owners located within 200-feet of the site,
complete with the certified abstract list, notice form with affidavit executed and proof
of mailing. The notice must be mailed no later than January 3, 2007. The Office of
Planning and Development must receive the proof of notice no later than January
12, 2007.
2.
The "Mixed Use" Zoning for 424 N. University would contain the following uses:
A. Keeping the existing permitted uses under the "04' General Office District
Zoning.
B. Keeping the following existing permitted uses under the "04' General Office
District Accessory Uses Zoning except delete the "shall not exceed ten (10)
percent of the total floor area on the site" provision.
Antique shop, Barber and beauty shop, Book and stationary shop, Camera shop, Candy
store, Clothing store, (including clothing accessories), Custom sewing or millinery,
Drugstore or pharmacy, Eating place, (Pick-up Only), Florist shop, Health studio or spa,
Hobby shop, Jewelry store, Key shop, Laundry pickup station, Tailor shop.
C. Add the following permitted uses in the "C-3" General Commercial District:
Appliance sales and repairs, Audio sales and service, Auto parts and accessories,
Bakery or confectionery shop, Beauty supply store, Bicycle shop, Beverage shop,
(coffee, tea, fruit or health drinks), Card shop, Carpet and flooring store, Catering,
commercial, Clock or watch repair, Cosmetic store, Computer sales and repair, Dollar
and variety store, Fabric store, Food store, Frame shop, Furniture store and/or rentals
and/or repairs, Garden and supply shop (indoor only), Gift shop, Handicraft, ceramic,
sculpture or similar artwork store, studio or gallery, Hardware store, Houseware and
kitchen store, Interior decorating shop, Job printing, Lithographer, printing or blue
printing, Kitchen remodeling store, Linen shop, Luggage store, Medical appliance
fittings and sales, Mail services store, Message therapist, Music store, Office equipment
sales and service, Office supply store, Optical shop, Paint and wallpaper store, School
supplies, Second hand shop (resale of used goods such as used furniture, clothes,
books, etc, ), Shoe repair, Sporting goods store, Swimming pool sales and supplies,
Item # 14
Telephone and accessory sales and repair, Television sales and repairs, Toy store,
Upholstery shop, Video, DVD, CD's sales and rentals, Vitamins and health food store.
Variance/Waivers:
Public Works Conditions:
1. University Avenue is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. The proposed land use would classify Father Tribou Street (Lee Street) on the
Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Father
Tribou Street and University Avenue.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger
and/of additional water meters are required.
Fire Department: Approved as submitted
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: This request is located in the West Little Rock Planning District. The
Land Use Plan shows Mixed Use for this property. The applicant is proposing to rezone
the site to Planned Commercial District to all additional commercial uses to be available
as allowable uses for the site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Farther Tribou is shown as a Collector on the Master Street Plan
and University Avenue is shown as a Arterial street. These streets may require
dedication of right-of-way and may require street improvements. The primary function
of a Collector Street is to provide a connection from Local Streets to Arterials. The
primary function of an Arterial Street is to serve through traffic and to connect major
traffic generators or activity centers within an urbanized area.
Item # 14
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
Citv Recoqnized Neighborhood Action Plan; The applicant's property lies in the area
covered by the Mid -Town Neighborhood Action Plan. The Zoning and Land Use goal
has these objective(s) relevant to this case: "Improve and increase retail development
to meet local demands for goods and services, revitalize declining commercial areas
and support smart growth and positive in -fill development.
Landscape: No comment. Any future redevelopment of the site may require the
addition of landscaping such as perimeter landscaping, parking lot landscaping and
building landscaping.
Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional
information as noted above) to staff on Wednesday, January 6, 3007.
Item # 14
March 1, 2007
NAME: LPS Properties Short -form PCD
LOCATION: Located at 424 North University Avenue
DEVELOPER:
LPS Properties, LLC
Sam Storthz III, Managing Partner
810 North University Avenue
Little Rock, AR 72205
ENGINEER:
Edward Smith — White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.96 acres
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
0-3, General Office District
FILE NO.: Z-8152
FT. NEW STREET: 0
General and Professional Office Uses
PCD
0-3 uses and selected C-3 uses
VARIANCESMAIVERS REQUESTED: A deferral of the required right of way
dedication to South University Avenue and Father Tribou Street.
A. PROPOSAL/REQUEST:
The building located at 424 N. University was originally constructed in 1970 as a
masonry construction and contains approximately 11,968 square feet of rental
area. The property is currently zoned 0-3, General Office District which allows
for general office type uses as allowable uses on the site. In addition, the site is
allowed a maximum of ten percent of the gross floor area as a listed accessory
use as indicated in the 0-3, General Office District zoning classification. The
applicant is proposing a rezoning of the site to PCD to expand the allowable uses
for the site. The site is proposed as a mixed use development and is proposed
to contain the following uses either as a single user or a mixture of uses:
March 1, 2007
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: Z-8152
A. Keeping the existing permitted uses under the "04' General Office District
Zoning.
B. Keeping the following existing permitted uses under the "04' General Office
District Accessory Uses Zoning except delete the "shall not exceed ten (10)
percent of the total floor area on the site" provision.
Antique shop, Barber and beauty shop, Book and stationary shop,
Camera shop, Candy store, Clothing store, (including clothing
accessories), Custom sewing or millinery, Drugstore or pharmacy, Eating
place, (Pick-up Only), Florist shop, Health studio or spa, Hobby shop,
Jewelry store, Key shop, Laundry pickup station, Tailor shop.
C. Add the following permitted uses in the "C-3" General Commercial District:
Appliance sales and repairs, Audio sales and service, Auto parts and
accessories, Bakery or confectionery shop, Beauty supply store, Bicycle
shop, Beverage shop, (coffee, tea, fruit or health drinks), Card shop,
Carpet and flooring store, Catering, commercial, Clock or watch repair,
Cosmetic store, Computer sales and repair, Dollar and variety store,
Fabric store, Food store, Frame shop, Furniture store and/or rentals
and/or repairs, Garden and supply shop (indoor only), Gift shop,
Handicraft, ceramic, sculpture or similar artwork store, studio or gallery,
Hardware store, Houseware and kitchen store, Interior decorating shop,
Job printing, Lithographer, printing or blue printing, Kitchen remodeling
store, Linen shop, Luggage store, Medical appliance fittings and sales,
Mail services store, Massage therapist, Music store, Office equipment
sales and service, Office supply store, Optical shop, Paint and wallpaper
store, School supplies, Second hand shop (resale of used goods such as
used furniture, clothes, books, etc, ), Shoe repair, Sporting goods store,
Swimming pool sales and supplies, Telephone and accessory sales and
repair, Television sales and repairs, Toy store, Upholstery shop, Video,
DVD, CD's sales and rentals, Vitamins and health food store.
B. EXISTING CONDITIONS:
The site contains an office building and associated parking currently being used
as a medical office. To the north of the site is a private school and to the south of
the site is a residential tower and an office tower is located to the southwest.
There is a nursing home located immediately west of the site and east of the site
are office uses. Other uses in the area include two shopping centers, Park Plaza
and Mid -Towne.
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March 1, 2007
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8152
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site, all residents
who could be identified, located within 300-feet of the site, the Hillcrest Residents
Neighborhood Association and the Briarwood Neighborhood Association 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. Dedication of right-of-way to 55 feet from centerline will be required.
2. The proposed land use would classify Father Tribou Street (Lee Street) on
the Master Street Plan as a commercial street. Dedicate right-of-way to
30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Father Tribou Street and University Avenue.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Enemy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger
and/of additional water meters are required.
Fire Department: Approved as submitted
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Mixed Use for this property. The applicant is
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March 1, 2007
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.. Z-8152
proposing to rezone the site to Planned Commercial District to all additional
commercial uses to be available as allowable uses for the site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Farther Tribou is shown as a Collector on the Master Street
Plan and University Avenue is shown as a Arterial street. These streets may
require dedication of right-of-way and may require street improvements. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. The primary function of an Arterial Street is to serve through
traffic and to connect major traffic generators or activity centers within an
urbanized area.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Mid -Town Neighborhood Action Plan. The Zoning and Land
Use goal has these objective(s) relevant to this case: "Improve and increase
retail development to meet local demands for goods and services, revitalize
declining commercial areas and support smart growth and positive in -fill
development.
Landscape: No comment. Any future redevelopment of the site may require the
addition of landscaping such as perimeter landscaping, parking lot landscaping
and building landscaping.
G. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff stated they would work with the
applicant to ensure all comments were complied with or variances and/or waivers
requested. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues remaining from the December 28,
2006, Subdivision Committee meeting. The applicant has met with staff
concerning the requested right of way dedication and is seeking a deferral of the
required dedication. Staff is not supportive of the deferral request however staff
is supportive of a reduced right of way dedication. Staff is supportive of the
allowance of a 25-foot right of way dedication along Father Tribou Drive and a
45-foot right of way dedication along South University Avenue. According to the
applicant, with the current configuration of the site plan, the full right of way
dedication would severely impact the site and present access drives. This being
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March 1, 2007
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: Z-8152
the case, staff is supportive of the reduced standard for this application request.
Staff is not supportive of a deferral of the right of way dedication. Staff feels the
right of way should be dedicated as a part of the approval. The rezoning request
will potentially increase the activity on the site, creating a commercial
development, thus potentially necessitating additional street improvements in the
area.
The site is located within the Midtown Overlay District. The purpose of the
Midtown Overlay District is to create a quality vital atmosphere for businesses,
commercial or office and residents. Buildings, parking, signage, landscaping and
street furnishings should all be designed to complement and encourage
pedestrian use both day and evening. As stated in the purpose and intent
section of the Midtown Overlay District proper planning is necessary to ensure
visual clutter is avoided. Guideline and strategies must be in place to protect the
district from the negative impact of poorly planned or incompatible development
has the potential to destroy the attributes that will attract people to the district.
The district regulations shall apply to new development, and redevelopment
exceeding fifty percent of the structure's current replacement value and
expansion of existing development. The design guidelines shall be implemented
when a permit is requested for exterior improvements on buildings or in the
public right of way. Routine repairs, maintenance and interior alterations shall
not require compliance with the overlay regulations.
The applicant is proposing the redevelopment of the site as a mixed use
development with no limits placed on the uses proposed. There are no exterior
modifications proposed to the existing building or parking. All renovations will be
interior renovations only. The building contains 11,958 square feet along with
72 parking spaces. Based on typically minimum parking requirements for a
commercial development, 39 parking spaces would be required. Based on
typical parking ratios for a mixed use development (1 space per 225 square feet)
53 parking spaces would typically be required.
Neither the site plan nor cover letter indicates any signage either existing or
proposed. Signage typically allowed in office zones is a maximum of six feet in
height and sixty-four square feet in area. With regard to signage, the Midtown
Overlay District states no pole -mounted signs and no wood, painted signs or
pan -faced -style signs are permitted. Staff would recommend if additional
signage is approved, the signage conform to signage as allowed per the Midtown
Overlay District.
Staff has concerns with the proposed use mix and a number of the indicated
uses proposed for the site. As stated, the applicant has not placed limits on the
proposed use mix of the site; only indicated the site will be redeveloped as a
mixed use development. The site is indicated on the City's Future Land Use
Plan as "Mixed Use" which allows for the residential, office and commercial uses
to occur. The Land Use classification requires the approval of a planned zoning
district if the use is entirely office or commercial or if the use is a mixture of the
three. With the current application request, the site could be solely a commercial
use as indicated in the Proposal Section above. There are a number of uses
staff feels are not appropriate for the site based on the level of activity the
proposed uses typically generate.
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March 1, 2007
SUBDIVISION
ITEM NO.: B (Cont.
Although there are a number of commercial uses located in the area staff does
not feel this site is appropriate for a one hundred percent commercial
development. There are residential uses located to the west and south of the
site both in a nursing home and a residential tower and office uses located to the
south, west and east of the site. A school is located to the northwest of the site.
The retail activity has predominately been held south of C Street at the
intersections of University Avenue and West Markham Street both classified on
the Master Street Plan as arterial roadways. The site is currently zoned 0-3
which allows 10 percent of the total floor area to be a commercial type activity as
listed in the accessory uses under the 0-3 zoning district. Staff feels the
presently allowed commercial uses are adequate. Staff feels the use of the
property should remain predominately office with the commercial activity being
secondary.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(JANUARY 18, 2007)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had submitted a request dated January 18, 2007, requesting a deferral of
the item. Staff stated the deferral request would require a waiver of the Commission's
By-laws with regard to the late deferral request. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. A motion was made to waiver the By-laws
with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes
and 1 absent. 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.
STAFF UPDATE:
In recognition of the fact that this is a developed site and the applicant proposes only
use changes and no changes to the existing building footprint, drives and parking, staff
is recommending a reduced right of way dedication on Father Tribou Street (formerly
Lee Street) of 25 feet from the centerline (instead of the Master Street Plan requirement
of 30 feet) and 45 feet from the centerline of University Avenue (rather than 55 feet).
The approximate 5 foot dedication on Father Tribou and University Avenue are required
due to the increased intensity of uses for the site with the change from office to
commercial uses and the allowance of up to 75 percent of the site being selected C-3
commercial uses by right. With the greater intensity of the use mix, additional traffic is
expected which right turn lanes can correct when added to the existing streets, but until
such lanes are built, the City will provide the applicant with a franchise to allow the
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March 1, 2007
SUBDIVISION
IlT 112 U93 0 UNLOM Z I
FILE NO.: Z-8152
existing parking to be located in the portion of the right of way to be dedicated. Any
future redevelopment of the site will require full right of way dedication and meeting the
boundary street ordinance requirements.
The applicant expressed concern about the effect of future street widening on access to
the site and improvements now located in the portion to be dedicated. For City -funded
projects, the City bears the cost of relocating improvements such as driveways, curbing
and landscaping which is disturbed in the street widening process.
PLANNING COMMISSION ACTION: (MARCH 1, 2007)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 21,
2007, requesting the item be withdrawn from consideration without prejudice. Staff
stated they were supportive of the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the consent agenda for withdrawal. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
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