Z-5654-A Staff AnalysisFILE NO.: Z -5654-A
NAME: Garden Ridge Revised PCD
LOCATION: 11801 Chenal Parkway
DEVELOPER:
South Square LLC
2851 Lakewood Village Drive
North Little Rock, AR 72116
AREA: 11.17 Acres NUMBER OF LOTS: 1
CURRENT ZONING: PCD
ENGINEER:
Bartlett & West Engineers
1701 Centerview, Suite 210
Little Rock, AR 72211
ALLOWED USES: Home Quarters/Garden Ridge
PROPOSED ZONING: Revised PCD
PROPOSED USE
restaurant.
FT. NEW STREET: 0
The addition of a second building on the site to be used as a
VARIANCESNVAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,415 dated May 4, 1993 established the Pilgrim Road Long -form PCD.
The proposal included the placement of a Home Quarters facility on the site with
104,000 square feet of building and 30,000 square feet of garden center. The
development also included the placement of 507 parking spaces with access provided
off both Bowman Road and Hermitage Road. Two streets were closed as a part of the
action, Alhambra Court and Pilgrim Road, both of which were streets bisecting the site.
FILE NO.: Z -5654-A (Cont.)
A. PROPOSAUREQUEST:
The applicant is proposing to add a single -story 5,662 square foot restaurant
building on the site .in addition to the existing tenant Garden Ridge, which
occupies 104,450 square feet of building space. The applicant proposes 491
parking spaces as a part of the development.
There is a single ground mounted sign proposed as a part of the development
located adjacent to Chenal Parkway. The sign is proposed to be a ground
mounted monument style sign and 72 square feet or a maximum of T-1" x V-10"
in area. In addition building signage will be utilized on the front and sides of the
building.
The applicant proposes the days and hours of operation to be seven days per
week, Sunday — Thursday from 11:00 am to 11:00 pm and Friday from 11:00 am
to 12:00 pm. The applicant anticipates a maximum of 34 employees (not on the
same shift) with a minimum of four (4) employees on duty at a time.
B. EXISTING CONDITIONS:
The site contains a single building (Garden Ridge) and an abundance of hard
surface parking. The land area has a slight elevation change from the
Hermitage/Bowman area falling to the east toward the Parkway at Autumn Road.
The area around the site is a major commercial node that has developed
intensely with a mixture of uses. There is a new restaurant under construction on
the corner adjacent to Hermitage/Autumn Road. Directly across Hermitage Road
is a office/mini-warehouse development and a strip center faces Bowman Road.
Wal-Mart and Sam's are across Bowman Road to the west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents.
The Birchwood and the Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations along with all property owners within 200 -feet of the
site and all residents, who could be identified, within 300 -feet of the site were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for the project. Grease Traps are required for restaurants. Contact
Little Rock Wastewater at 376-2903 for additional details.
2
FILE NO.: Z -5654-A (Cont.)
AP & L: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Any trees should be planted a minimum of 5 -feet from the water main in
Hermitage Road.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: The site is not located on a dedicated bus route and has no effect on bus
radius, turnout and route.
F. I SS UESITECHN I CALIDESIGN:
Planning Division: The request is located in the 1-430 Planning District. The
Land Use Plan shows commercial for this property. The applicant has applied for
a revision of an existing Planned Commercial Development to add a restaurant
building to this lot.
City Recognized Neighborhood Action Plan: A Neighborhood Action Plan is
under development.
Landscape: The street buffer along Hermitage Road must not drop below a
width of fourteen (14) feet. Irrigation will be required to water landscaped areas.
Building Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002)
Mr. Gregg Muller was present representing the application. Staff stated the
original proposal was for the Home Quarters, which had since vacated the site,
and the Garden Ridge Hobby Shop was now occupying the building. Staff noted
a second building was now proposed for the site; a restaurant. Staff stated
wastewater had noted a grease trap would be required for the development.
Staff also noted there were additional questions, which needed to be answered
for the development (outdoor seating, outdoor music, drive-thru window), etc.
Staff also noted only one ground mounted sign would be supported by Staff.
Landscaping comments were addresser) along with the comment from the Water
Department.
3
FILE NO.: Z -5654-A (Cont.)
After the discussion, the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised by staff and the Subdivision Committee. The applicant has indicated there
would be limited outdoor dining. The applicant has also indicated there will not
be a drive-thru window as a part of the development. The dumpster has been
shown behind the building, adjacent to Hermitage Road, with the required
screening (three sides with an opaque screen at least two (2) feet above the top
of the dumpster).
The applicant has also indicated one monument style ground mounted sign. The
applicant has indicted the size #o be 72 square feet in area or TV by 9'10". The
sign area is consistent with the Chenal Design Overlay District requirement.
The applicant is proposing the addition of a restaurant building on an existing
site. The applicant has indicated the proposed building will be 5662 square feet
in area. The applicant has indicated 57 parking spaces will be designated for the
restaurant use_ Typical parking requirements for a restaurant of this size would
be 56 spaces or 1 space per 100 square foot of gross leaseable floor area.
The applicant has indicated the street buffer along Hermitage Road will be
maintained at a minimum of 14 -feet and irrigation will be installed to water
landscaped areas.
Staff is supportive of the application. The proposed development, a restaurant,
should have minimal to no adverse impact on the area. The area is developed
primarily as non-residential uses and the addition of an additional non-residential
use should go unnoticed. The proposed development has sufficient parking for
both businesses. The applicant is proposing days and hours of operation to be
consistent with the area businesses (seven days per week, Sunday — Thursday
from 11:00 am to 11:00 pm and Friday from 11:00 am to 12:00 pm). The
applicant anticipates a maximum of 34 employees (not on the same shift) with a
minimum of four (4) employees on duty at a time. The applicant is not proposing
any additional curb -cuts to Hermitage Road and the applicant has indicated
required landscaping will be installed.
1. STAFF RECOMMENDATION:
Staff recommends approval of the proposed request for Garden Ridge Revised
PCD subject to compliance with the conditions outlined in Paragraphs D, E and F
of the Staff Report.
4
FILE NO.: Z -5654-A (Cont.)
PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002)
1
Mr. Gregg Muller was present representing the application. There were no objectors
present. Staff presented the item was a positive recommendation. Staff stated the
proposed revision was to an existing PCD and was to allow a restaurant building to
locate on the site. Staff stated they were supportive of the modification subject to
compliance with the conditions outlined.,.in the "Staff Recommendation" above.
There was no further discussion. The item was placed on the Consent Agenda for
Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and
0 absent.
5
September 19, 2002
ITEM NO.: 10
NAME: Garden Ridge Revised PCD
LOCATION: 11801 Chenal Parkway
DEVELOPER:
South Square LLC
2851 Lakewood Village Drive
North Little Rock, AR 72116
AREA: 11.17 Acres NUMBER OF LOTS: 1
CURRENT ZONING: PCD
FILE NO.: Z -5654-A
ENGINEER:
Bartlett & West Engineers
1701 Centerview, Suite 210
Little Rock, AR 72211
ALLOWED USES: Home Quarters/Garden Ridge
PROPOSED ZONING: Revised PCD
FT. NEW STREET: 0
PROPOSED USE: The addition of a second building on the site to be used as a
restaurant.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,415 dated May 4, 1993 established the Pilgrim Road Long -form PCD.
The proposal included the placement of a Home Quarters facility on the site with
104,000 square feet of building and 30,000 square feet of garden center. The
development also included the placement of 507 parking spaces with access provided
off both Bowman Road and Hermitage Road. Two streets were closed as a part of the
action, Alhambra Court and Pilgrim Road, both of which were streets bisecting the site:
September 19, 2002
SUBDIVISION
ITEM NO.: 10
A. PROPOSAL/REQUEST:
FILE NO.: Z -5654-A
The applicant is proposing to add a single -story 5,662 square foot restaurant
building on the site in addition to the existing tenant Garden Ridge, which
occupies 104,450 square feet of building space. The applicant proposes 491
parking spaces as a part of the development.
There is a single ground mounted sign proposed as a part of the development
located adjacent to Chenal Parkway. The sign is proposed to be a ground
mounted monument style sign and 72 square feet or a maximum of T-1" x 9'-10"
in area. In addition building signage will be utilized on the front and sides of the
building.
The applicant proposes the days and hours of operation to be seven days per
week, Sunday — Thursday from 11:00 am to 11:00 pm and Friday from 11:00 am
to 12:00 pm. The applicant anticipates a maximum of 34 employees (not on the
same shift) with a minimum of four (4) employees on duty at a time.
B. EXISTING CONDITIONS:
The site contains a single building (Garden Ridge) and an abundance of hard
surface parking. The land area has a slight elevation change from the
Hermitage/Bowman area falling to the east toward the Parkway at Autumn Road.
The area around the site is a major commercial node that has developed
intensely with a mixture of uses. There is a new restaurant under construction on
the corner adjacent to Hermitage/Autumn Road. Directly across Hermitage Road
is a office/mini-warehouse development and a strip center faces Bowman Road.
Wal-Mart and Sam's are across Bowman Road to the west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents.
The Birchwood and the Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations along with all property owners within 200 -feet of the
site and all residents, who could be identified, within 300 -feet of the site were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works: No comment.
September 19, 2002
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -5654-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for the project. Grease Traps are required for restaurants. Contact
Little Rock Wastewater at 376-2903 for additional details.
AP & L: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Any trees should be planted a minimum of 5 -feet from the water main in
Hermitage Road.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: The site is not located on a dedicated bus route and has no effect on bus
radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is located in the 1-430 Planning District. The
Land Use Plan shows commercial for this property. The applicant has applied for
a revision of an existing Planned Commercial Development to add a restaurant
building to this lot.
City Recognized Nelahborhood Action Plan: A Neighborhood Action Plan is
under development.
Landscape: The street buffer along Hermitage Road must not drop below a
width of fourteen (14) feet. Irrigation will be required to water landscaped areas.
Building Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT:
(August 29, 2002)
Mr. Gregg Muller was present representing the application. Staff stated the
original proposal was for the Home Quarters, which had since vacated the site,
and the Garden Ridge Hobby Shop was now occupying the building. Staff noted
a second building was now proposed for the site; a restaurant. Staff stated
wastewater had noted a grease trap would be required for the development.
3
September 19, 2002
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -5654-A
Staff also noted there were additional questions, which needed to be answered
for the development (outdoor seating, outdoor music, drive-thru window), etc.
Staff also noted only one ground mounted sign would be supported by Staff.
Landscaping comments were addressed along with the comment from the Water
Department.
After the discussion, the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised by staff and the Subdivision Committee. The applicant has indicated there
would be limited outdoor dining. The applicant has also indicated there will not
be a drive-thru window as a part of the development. The dumpster has been
shown behind the building, adjacent to Hermitage Road, with the required
screening (three sides with an opaque screen at least two (2) feet above the top
of the dumpster).
The applicant has also indicated one monument style ground mounted sign. The
applicant has indicted the size to be 72 square feet in area or 7'1" by 9'10". The
sign area is consistent with the Chenal Design Overlay District requirement.
The applicant is proposing the addition of a restaurant building on an existing
site. The applicant has indicated the proposed building will be 5662 square feet
in area. The applicant has indicated 57 parking spaces will be designated for the
restaurant use. Typical parking requirements for a restaurant of this size would
be 56 spaces or 1 space per 100 square foot of gross leaseable floor area.
The applicant has indicated the street buffer along Hermitage Road will be
maintained at a minimum of 14 -feet and irrigation will be installed to water
landscaped areas.
Staff is supportive of the application. The proposed development, a restaurant,
should have minimal to no adverse impact on the area. The area is developed
primarily as non-residential uses and the addition of an additional non-residential
use should go unnoticed. The proposed development has sufficient parking for
both businesses. The applicant is proposing days and hours of operation to be
consistent with the area businesses (seven days per week, Sunday — Thursday
from 11:00 am to 11:00 pm and Friday from 11:00 am to 12:00 pm). The
applicant anticipates a maximum of 34 employees (not on the same shift) with a
minimum of four (4) employees on duty at a time. The applicant is not proposing
any additional curb -cuts to Hermitage Road and the applicant has indicated
required landscaping will be installed.
4
September 19, 2002
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -5654-A
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed request for Garden Ridge Revised
PCD subject to compliance with the conditions outlined in Paragraphs D, E and F
of the Staff Report.
PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002)
Mr. Gregg Muller was present representing the application. There were no objectors
present. Staff presented the item was a positive recommendation. Staff stated the
proposed revision was to an existing PCD and was to allow a restaurant building to
locate on the site. Staff stated they were supportive of the modification subject to
compliance with the conditions outlined in the "Staff Recommendation" above.
There was no further discussion. The item was placed on the Consent Agenda for
Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and
0 absent.
5
September 19, 2002
ITEM NO.: 10
NAME: Garden Ridge Revised PCD
LOCATION: 11801 Chenal Parkway
DEVELOPER:
South Square LLC
2851 Lakewood Village Drive
North Little Rock, AR 72116
AREA: 11.17 Acres NUMBER OF LOTS: 1
CURRENT ZONING: PCD
FILE NO.: Z -5654-A
ENGINEER:
Bartlett & West Engineers
1701 Centerview, Suite 210
Little Rock, AR 72211
ALLOWED USES: Home Quarters/Garden Ridge
PROPOSED ZONING: Revised PCD
FT. NEW STREET: 0
PROPOSED USE: The addition of a second building on the site to be used as a
restaurant.
VARIAN CESMAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,415 dated May 4, 1993 established the Pilgrim Road Long -form PCD.
The proposal included the placement of a Home Quarters facility on the site with
104,000 square feet of building and 30,000 square feet of garden center. The
development also included the placement of 507 parking spaces with access provided
off both Bowman Road and Hermitage Road. Two streets were closed as a part of the
action, Alhambra Court and Pilgrim Road, both of which were streets bisecting the site.
September 19, 2002
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -5654-A
A. PROPOSAUREQUEST:
The applicant is proposing to add a single -story 5,662 square foot restaurant
building on the site in addition to the existing tenant Garden Ridge, which
occupies 104,450 square feet of building space. The applicant proposes 491
parking spaces as a part of the development.
There is a single ground mounted sign proposed as a part of the development
located adjacent to Chenal Parkway. The sign is proposed to be a ground
mounted monument style sign and 72 square feet or a maximum of 7'-1" x 9'-10"
in area. In addition building signage will be utilized on the front and sides of the
building.
The applicant proposes the days and hours of operation to be seven days per
week, Sunday — Thursday from 11:00 am to 11:00 pm and Friday from 11:00 am
to 12:00 pm. The applicant anticipates a maximum of 34 employees (not on the
same shift) with a minimum of four (4) employees on duty at a time.
B. EXISTING CONDITIONS:
The site contains a single building (Garden Ridge) and an abundance of hard
surface parking. The land area has a slight elevation change from the
Hermitage/Bowman area falling to the east toward the Parkway at Autumn Road.
The area around the site is a major commercial node that has developed
intensely with a mixture of uses. There is a new restaurant under construction on
the corner adjacent to Hermitage/Autumn Road. Directly across Hermitage Road
is a office/mini-warehouse development and a strip center faces Bowman Road.
Wal-Mart and Sam's are across Bowman Road to the west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents.
The Birchwood and the Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations along with all property owners within 200 -feet, of the
site and all residents, who could be identified, within 300 -feet of the site were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works: No comment.
2
September 19, 2002
SUBDIVISION
E.
F
G
NO.: 10 (Cont.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
FILE NO.: Z -5654-A
Wastewater: Sewer main extension required with easements if service is
required for the project. Grease Traps are required for restaurants. Contact
Little Rock Wastewater at 376-2903 for additional details.
AP & L: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Any trees should be planted a minimum of 5 -feet from the water main in
Hermitage Road.
Fire Department: Approved as submitted.
CountV Planning: No comment received.
CATA: The site is not located on a dedicated bus route and has no effect on bus
radius, turnout and route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: The request is located in the 1-430 Planning District. The
Land Use Plan shows commercial for this property. The applicant has applied for
a revision of an existing Planned Commercial Development to add a restaurant
building to this lot.
City Rego nixed Neighborhood Action Plan: A Neighborhood Action Plan is
under development.
Landscape_ The street buffer along Hermitage Road must not drop below a
width of fourteen (14) feet. Irrigation will be required to water landscaped areas.
Building Codes: No comment received.
SUBDIVISION COMMITTEE COMMENT:
(August 29, 2002)
Mr. Gregg Muller was present representing the application. Staff stated the
original proposal was for the Home Quarters, which had since vacated the site,
and the Garden Ridge Hobby Shop was now occupying the building. Staff noted
a second building was now proposed for the site; a restaurant. Staff stated
wastewater had noted a grease trap would be required for the development.
3
September 19, 2002
SUBDIVISION
ITEM NO.: 10
FILE NO.: Z -5654-A
Staff also noted there were additional questions, which needed to be answered
for the development (outdoor seating, outdoor music, drive-thru window), etc.
Staff also noted only one ground mounted sign would be supported by Staff.
Landscaping comments were addressed along with the comment from the Water
Department.
After the discussion, the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised by staff and the Subdivision Committee. The applicant has indicated there
would be limited outdoor dining. The applicant has also indicated there will not
be a drive-thru window as a part of the development. The dumpster has been
shown behind the building, adjacent to Hermitage Road, with the required
screening (three sides with an opaque screen at least two (2) feet above the top
of the dumpster).
The applicant has also indicated one monument style ground mounted sign. The
applicant has indicted the size to be 72 square feet in area or 7'1" by 9'10". The
sign area is consistent with the Chenal Design Overlay District requirement.
The applicant is proposing the addition of a restaurant building on an existing
site. The applicant has indicated the proposed building will be 5662 square feet
in area. The applicant has indicated 57 parking spaces will be designated for the
restaurant use. Typical parking requirements for a restaurant of this size would
be 56 spaces or 1 space per 100 square foot of gross leaseable floor area.
The applicant has indicated the street buffer along Hermitage Road will be
maintained at a minimum of 14 -feet and irrigation will be installed to water
landscaped areas.
Staff is supportive of the application. The proposed development, a restaurant,
should have minimal to no adverse impact on the area. The area is developed
primarily as non-residential uses and the addition of an additional non-residential
use should go unnoticed. The proposed development has sufficient parking for
both businesses. The applicant is proposing days and hours of operation to be
consistent with the area businesses (seven days per week, Sunday — Thursday
from 11:00 am to 11:00 pm and Friday from 11:00 am to 12:00 pm). The
applicant anticipates a maximum of 34 employees (not on the same shift) with a
minimum of four (4) employees on duty at a time. The applicant is not proposing
any additional curb -cuts to Hermitage Road and the applicant has indicated
required landscaping will be installed.
4
September 19, 2002
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -5654-A
STAFF RECOMMENDATION:
Staff recommends approval of the proposed request for Garden Ridge Revised
PCD subject to compliance with the conditions outlined in Paragraphs D, E and F
of the Staff Report.
4