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HomeMy WebLinkAboutS-0467 Staff AnalysisNAME: Kavanaugh Place "Short -Form PCD" (Z-4473) LOCATION: Southwest Corner of Kavanaugh Boulevard and Ash Street T)P..UP..T.()UP.R • F.MaTNF.RR McClelland Dev. Corp. Lewis Engineering 2207 Hidden Valley Dr. 367 I-30 Suite 204 Alexander, AR 72202 Little Rock, AR 72212 Phone: 847-4630 Phone: 225-5569 AREA: .4863 acres NO. OF LOTS: 3 FT. NEW ST.: None ZONING: "C-4" (Lots 1 and 2 "R-2" (Lot 3) PROPOSED USE: Mixed Use Office and Retail A. Development Objectives (1) To provide a development in which location, character and tenant mix will provide the Hillcrest area with desirable retail and office space, while contributing to the visual aesthetics of the community and function of the commercial district. (2) To repeat established patterns in the Heights/Hillcrest area, such as: (a) The crescent shape of the building, which relates to the old trolley turn around the station; (b) The street front pedestrian shopping pattern that is prominent in the area; (c) The similar architectural character (clay tile awning) of the building occupied by The Afterthought will be carried through on the corner building. Kavanauqh Place - Continued B. Proposal (1) To provide a mixed used office/retail development on .4 acres and to replat three lots into a single site. (2) Project Information (a) Building Blueprint ........... 9,530 sq. ft. Building/Land Ratio 45 percent Buildings Corner Bldg. 1st Floor 578 2nd Floor 540 Main Bldg. ....... 1st Floor 7,789 2nd Floor .... 8,109 Total 7,016 net leasable 10 Leasable Units Proposed (b) Parking: 22 cars on -site - 1 car per 773 sq. ft. (c) Site Improvements Include: i. Landscaping strip along south property line to visually separate parking from the adjacent residential area. ii. Trees along the east sidewalk to enhance the project and lessen the impact of the Hillcrest Cleaners. iii. Sidewalks will be concrete with brick paver accents. (3) Developmental Time Frame: August 6, 1985 - "PUD" Granted Sept. 6, 1985 - Break Ground for Construction Feb. 6, 1986 - Construction Completed C. Engineerinq Comments (1) A landscaped strip is required adjacent to parking on Ash Street. Kavanaugh Place - Continued (2) There is sufficient parking area on the south of the projects for head -in parking if desired. (3) Clarify building at the corner of Kavanaugh and Ash Street - blind corner problem may exist. (4) Recommend dumpster be located at an angle to the alley. D. Analysis The applicant has submitted a project that he describes as being "strategically located at a 'bend in the road' on Kavanaugh," and is by its physical layout, at the visual terminus of the entire commercial district to the west. Therefore, the building creates a visual backdrop for shoppers in the area drawing them through the shopping district, to "Kavanaugh Place" and beyond. He points out also that the area is located in the Neighborhood Commercial Revitalization Area of the Heights/Hillcrest District Plan of 1981. He has also designed the project to open up to the corner, to maximize visibility for retail and drive -up parking. Staff recognizes and appreciates the applicant's desire to revitalize this area. Parking, however, is a definite problem. Only 22 spaces are provided. The applicant offers an estimate of approximately 50 addtional off -site spots available within one block, considering the local restaurant and business hours each project will operate. He is asked to clarify this statement. Staff has other concerns. First of all, the applicant should identify each building on his site plan. He is asked to clarify what appears to be the corner building, it may create a problem for traffic. Also, the 4' screen proposed is insufficient; it should be at least 6'. E. Staff Recommendation Staff defers recommendation until above issues are resolved. Kavanaugh Place - Continued SUBDIVISION COMMITTEE REVIEW: Ms. Cynthia Alderman represented the developer. A revised plan was submitted which reduced the square footage to 12,894, provided 39 parking spaces and a 6-foot fence. The main issue discussed was the corner building and a possible blind corner. The applicant was asked to meet with Engineering staff before the public hearing to resolve the issue. Water Works - An 8-inch water main extension from Woodlawn will be required if the building is to have fire service. PLANNING COMMISSION ACTION: Ms. Cynthia Alderman, the applicant, was present representing the proposal. There were several persons present objecting to the conversion of the existing service station and to specific design elements of the plan. Mr. Richard Delay, the manager of the cleaners immediately across Ash Street, offered comments concerning the traffic flows at that intersection and the need for one-way traffic flow between Ash and Kavanaugh on the corner parking area. He requested that the plan, if approved, carry such a requirement. Ms. Alderman and the City Traffic Engineer stated agreement with that plan change. The City Engineer's staff then offered comments as to resolution of several concerns about a potential blind corner. An agreed upon plan was offered for modification of the small building on the corner so as to eliminate the blind corner issue. The applicant voiced agreement with the proposed change. Mr. Vidas Baret, an owner to the west across the alley, offered objections to the project on the basis of poor drainage within this block. It was determined during the course of his presentation that the Planning Commission could condition the approval of this PUD upon submittal of drainage and a retention plan. A discussion then followed resulting in a motion to recommend approval of the request to the Board of Directors subject to the suggested changes which were: (1) a one-way traffic plan on the front corner parking with exit only onto Kavanaugh Blvd.; (2) submittal of a drainage and retention plan prior to the issuance of a building permit; and (3) conformance with the traffic engineer's agreed upon design modifications. The Commission then voted on the motion which passed by a vote of: 6 ayes, 0 noes and 5 absent. July 9, 1985 SUBDIVISIONS Item No. 8 NAME: Kavanaugh Place "Short -Form PCD" (Z-4473) LOCATION: Southwest Corner of Kavanaugh Boulevard and Ash Street DEVELOPER: ENGINEER: McClelland Dev. Corp. Lewis Engineering 2207 Hidden Valley Dr. 367 I-30 Suite 204 Alexander, AR 72202 Little Rock, AR 72212 Phone: 847-4630 Phone: 225-5569 AREA: .4863 acres NO. OF LOTS: 3 FT. NEW ST.: None ZONING: "C-4" (Lots 1 and 2 "R-2" (Lot 3) PROPOSED USE: Mixed Use Office and Retail A. Development Objectives (1) To provide a development in which location, character and tenant mix will provide the Hillcrest area with desirable retail and office space, while contributing to the visual aesthetics of the community and function of the commercial district. (2) To repeat established patterns in the Heights/Hillcrest area, such as: (a) The crescent shape of the building, which relates to the old trolley turn around the station; (b) The street front pedestrian shopping pattern that is prominent in the area; (c) The similar architectural character (clay tile awning) of the building occupied by The Afterthought will be carried through on the corner building. July 9, 1985 SUBDIVISIONS Item No. 8 - Continued B. Proposal (1) To provide a mixed used office/retail development on .4 acres and to replat three lots into a single site. (2) Project Information (a) Building Blueprint ........... 9,530 sq. ft. Building/Land Ratio .......... 45 percent Buildings Corner Bldg. ....... 1st Floor .... 578 2nd Floor .... 540 Main Bldg. ....... 1st Floor .... 7,789 2nd Floor .... 8,109 Total 7,016 net leasable 10 Leasable Units Proposed (b) Parking: 22 cars on -site - 1 car per 773 sq. ft. (c) Site Improvements Include: i. Landscaping strip along south property line to visually separate parking from the adjacent residential area. ii. Trees along the east sidewalk to enhance the project and lessen the impact of the Hillcrest Cleaners. iii. Sidewalks will be concrete with brick paver accents. (3) Developmental Time Frame: August 6, 1985 - "PUD" Granted Sept. 6, 1985 - Break Ground for Construction Feb. 6, 1986 - Construction Completed C. Engineering Comments (1) A landscaped strip is required adjacent to parking on Ash Street. July 9, 1985 SUBDIVISIONS Item No. 8 - Continued (2) There is sufficient parking area on the south of the projects for head -in parking if desired. (3) Clarify building at the corner of Kavanaugh and Ash Street - blind corner problem may exist. (4) Recommend dumpster be located at an angle to the alley. D. Analysis The applicant has submitted a project that he describes as being "strategically located at a 'bend in the road' on Kavanaugh," and is by its physical layout, at the visual terminus of the entire commercial district to the west. Therefore, the building creates a visual backdrop for shoppers in the area drawing them through the shopping district, to "Kavanaugh Place" and beyond. He points out also that the area is located in the Neighborhood Commercial Revitalization Area of the Heights/Hillcrest District Plan of 1981. He has also designed the project to open up to the corner, to maximize visibility for retail and drive -up parking. Staff recognizes and appreciates the applicant's desire to revitalize this area. Parking, however, is a definite problem. Only 22 spaces are provided. The applicant offers an estimate of approximately 50 addtional off -site spots available within one block, considering the local restaurant and business hours each project will operate. He is asked to clarify this statement. Staff has other concerns. First of all, the applicant should identify each building on his site plan. He is asked to clarify what appears to be the corner building, it may create a problem for traffic. Also, the 4' screen proposed is insufficient; it should be at least 6'. E. Staff Recommendation Staff defers recommendation until above issues are resolved. July 9, 1985 SUBDIVISIONS Item No. 8 - Continued SUBDIVISION COMMITTEE REVIEW: Ms. Cynthia Alderman represented the developer. A revised plan was submitted which reduced the square footage to 12,894, provided 39 parking spaces and a 6-foot fence. The main issue discussed was the corner building and a possible blind corner. The applicant was asked to meet with Engineering staff before the public hearing to resolve the issue. Water Works - An 8-inch water main extension from Woodlawn will be required if the building is to have fire service. PLANNING COMMISSION ACTION: Ms. Cynthia Alderman, the applicant, was present representing the proposal. There were several persons present objecting to the conversion of the existing service station and to specific design elements of the plan. Mr. Richard Delay, the manager of the cleaners immediately across Ash Street, offered comments concerning the traffic flows at that intersection and the need for one-way traffic flow between Ash and Kavanaugh on the corner parking area. He requested that the plan, if approved, carry such a requirement. Ms. Alderman and the City Traffic Engineer stated agreement with that plan change. The City Engineer's staff then offered comments as to resolution of several concerns about a potential blind corner. An agreed upon plan was offered for modification of the small building on the corner so as to eliminate the blind corner issue. The applicant voiced agreement with the proposed change. Mr. Vidas Baret, an owner to the west across the alley, offered objections to the project on the basis of poor drainage within this block. It was determined during the course of his presentation that the Planning Commission could condition the approval of this PUD upon submittal of drainage and a retention plan. A discussion then followed resulting in a motion to recommend approval of the request to the Board of Directors subject to the suggested changes which were: (1) a one-way traffic plan on the front corner parking with exit only onto Kavanaugh Blvd.; (2) submittal of a drainage and retention plan prior to the issuance of a building permit; and (3) conformance with the traffic engineer's agreed upon design modifications. The Commission then voted on the motion which passed by a vote of: 6 ayes, 0 noes and 5 absent.