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HomeMy WebLinkAboutS-0406 Staff AnalysisSeptember 11, 1984 SUBDIVISIONS Item No. 4 NAME: Hillcrest Square Short Form "PCD" (Z-4251) LOCATION: Northwest Corner of Spruce and Kavanaugh AGENT: DEVELOPER: Everett Tucker III Flake and Company P.O. Box 990 Little Rock, AR 72203 Phone: 376-8005 REQUEST: "PCD" approval of three lots for commercial/office use and approval of an additional lot zoned "O-3" for parking. A. Site History None. B. Development Objectives 1. To renovate and adaptively reuse the vacant office complexes at the northwest corner of the Kavanaugh Boulevard and North Spruce Street intersection. 2. To provide a mixed use project, which will combine office/retail in an attractive and functional environment, converting a neighborhood liability into an asset. 3. To provide a western anchor for the Hillcrest commercial area. 4. To provide a commercial tenant mix of boutiques, similar businesses and small office users who are seeking a fashionable location. C. Proposal 1. The provision of a mixed use commercial office project with two buildings on a .4 acre site. 2. The rezoning of the office site to "PRD" while maintaining the "C-3" zoning on the parking lot. I"I September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 3. Construction will be as indicated. 4. 5. Size Gross S . Ft. Large Bldg. 13,000 Small Bldg. 6,200 Totals 19,500 Large Small Net S . Ft. 9,897 4,750 14.647 Unit Mix Bldg. Bldg. Total Commercial/Retail 6,407 - 6,407 (44%) Office 3,490 4,750 8,240 (56%) Totals 4o750 4,647 (100%) Parking No. Percent On -Site 25 58 Parking Lot 4 9 On -Street 14 33 Totals 43 100% Site Coverage Sq. Ft. Percent Buildings 8,668 46 Paving 1,508 8 Landscaping/Sidewalk 8,668 46 Totals 18,844 100% Amenities and improvements to the site include: (a) Remodeling the large building to provide storefront access along Kavanaugh Boulevard. (b) The inclusion of colored awnings and extensive landscaping. (c) The provision of the interior courtyard as a focal point of the complex. Sidewalks and driveway repair required if a building permit is issued. September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 6. Analysis Wastewater reports that there is a 6" sanitary sewer main on the south side of the property that may need rerouting. The applicant envisions the proposal as a means of improving the neighborhood by developing a site which has been vacant for several years. Even though the Heights/Hillcrest Plan indicates that the property should be developed as office, staff is willing to support the proposed mix of retail/office since the applicant has stated that retail will be limited to less than 50 percent. Thus, the concept and use of the development are supported, but the parking/zoning situation raises a significant problem. Staff cannot approve a "PUD" development since its parking requirements are met by a separate site that is not in the same ownership and is not proposed to be a part of the rezoning. Both sites need to be rezoned to "PCD." The applicant has stated his inability to get the owner of the parking lot to agree to anything but a long-term lease. It is requested that, if approved, a landscaping/screening plan be submitted for the parking lot. STAFF RECOMMENDATION: Denial based on the above analysis. SUBDIVISION COMMITTEE REVIEW: The Committee felt that the plan was appropriate for the area provided if the applicant agrees to a restriction of no live entertainment, since there has been opposition voiced over an existing neighborhood bar. It was felt that the long-term lease was acceptable since there aren't many other options to develop on the site. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. Discussion centered on the lack of required parking spaces and the fact that no guarantee had been submitted which would assure use of the parking lot as proposed for the next 21 years, since the lease could possibly be broken. A motion was made for approval, subject to: September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 1. No establishment that can be described as a cabaret/nightclub with dance floor to be permitted; and 2. Submission in writing of a full agreement to continue the lease as is, and exercise the option of 21 years for use of lot as a parking lot. The vote: 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Schlereth). September 11, 1984 ' SUBDIVISIONS Item No. 4 NAME: MrATTOMr AGENT: Everett Tucker III Hillcrest Square Short Form "PCD" (Z-4251) Northwest Corner of Spruce and Kavanaugh nEVEMPER e Flake and Company P.O. Box 990 Little Rock, AR 72203 Phone: 376-8005 REQUEST: "PCD" approval of three lots for commercial/office use and approval of an additional lot zoned "0-3" for parking. A. Site History None. B. Development Objectives 1. To renovate and adaptively reuse the vacant office r complexes at the northwest corner of the Kavanaugh Boulevard and North Spruce Street intersection. 2. To provide a mixed use project, which will combine office/retail in an attractive and functional environment, converting a neighborhood liability into an asset. 3. To provide a western anchor for the Hillcrest commercial area. 4. To provide a commercial tenant mix of boutiques, similar businesses and small office users who are seeking a fashionable location. C. Proposal 1. The provision of a mixed use commercial office project with two buildings on a .4 acre site. 2. The rezoning of the office site to "PRD" while maintaining the "C-3" zoning on the parking lot. September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 3. Construction will be as indicated. Gross Sq. Ft. Net S Ft. Size Large Bldg. 13,000 9,897 4,750 Small Bldg. 6,200 19 5�0 14. 647 Totals Large Small Bldg. Bl�^ Total Unite - Commercial/Retail 6,407 4,750 6,407 (44%) 8,240 (56%) Office 3,490 _� — 4,750 4,647 (1001%) Totals No. Pero t Parking 25 589 On -Site 4 Parking Lot 14 33 On -Street 43 100% Totals S Ft. Percent Site Coverage 8,668 46 Buildings 1,508 8 Paving 8�658 46 Landscaping/Sidewalk 18,844 100% Totals Amenities and improvements to the site include: 4, Remodeling the large building (a) Kavanaugh to provide Boulevard. storefront access along (b) The inclusion of colored awnings and extensive landscaping. (c) The provision th interior courtyard as a ofo x. focal point the Sidewalks and driveway repair required if a 5. building permit is issued. 0■ September 11, 1984 SUBDIVISIONS Item No. 4 - Continued 6. Ana, lysis Wastewater reports that there is a 6" sanitary sewer main on the south side of the property that may need rerouting. The applicant envisions the proposal as a means of improving the neighborhood, by developing a site which has been vacant for several years. Even though the Heights/Hillcrest Plan indicates that the property should be developed as office, staff is willing to support the proposed mix of retail/office since the applicant has stated that retail will be limited to less than 50 percent. Thus, the concept and use of the development are supported, but the parking/zoning situation raisesesaa" significant problem. Staff cannot approve since its parking requirements are met by a separate site that is not in the same ownership and is not proposed to be a part of the rezoning. Both sites need to be rezoned to "PCD•"T e applicant has stated his inability to get the owner of the parking lot to agree to anything but a long-term lease. It is requested that, if approved, a landscaping/screening plan submitted for the parking lot. STAFF RECOMMENDATION: Denial based on the above analysis. SUBDIVISION COMMITTEE REVIEW: The Committee felt that the plan was appropriate for the area provided if the applicant agrees to a restriction of no live entertainment, since there has been opposition voiced over an existing neighborhood bar. It was felt that the long-term lease was ncceptabte.since there aren't many other options to develop othe PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. Discussion centered on the lack of required parking spaces and the fact that no guarantee had beenpsubmitteposed whichr the next would assure use of the parking lot as 21 years, since the leasesoul possibly be broken. A motion was made for approval,: r September 11, 1904 SUBDIVISIONS Item No. 4 - Continued 1. No establishment that can be described as a cabaret/nightclub with dance floor to be permitted; and 2. Submission in writing of a full agreement to continue the lease as is, and exercise the option of 21 years for use of lot as a parking lot. The vote: 10 ayes, 0 noes, 0 absent and 1 abstention (Commissioner Schlereth). a V