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HomeMy WebLinkAboutZ-4411-E Staff AnalysisFILE NO.: Z -4411-E NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located on the Southeast corner of Cantrell Road and Pleasant Ridge Road ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Shopping Center PROPOSED ZONING: Revised PCD ROPOSED USE: Allow the creation of two additional lots. VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial' shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted FILE NO.: Z-4411 Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Center". The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005, revised the previously approved PCD to allow Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The applicant stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appeared more reasonable since PCD zonings abutted one another. A. PROPOSAL/REQUEST- The applicant is now proposing an amendment to the previously approved Planned Commercial Development to allow the creation of two additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three lots which have been final platted. The developer is proposing the placement of the two additional lots along Cantrell Road within the area identified as restaurant site. According to the applicant the restaurant out -parcels are needed to allow the transfer of property to prospective tenants. The approval would bring the total available lots on the site to five. There are no other modifications proposed to the previous approval. B. EXISTING CONDITIONS: The site is currently under construction for the shopping center with the internal "shell buildings" nearing completion. A large portion of the paving and landscaping has been installed. The restaurant out -parcels have been cleared and grading has taken place but no building construction has begun. There is a single-family home located across Woodland Heights Road on R-2, Single-family zoned property. There are office uses located on 0-3, General 2 FILE NO.: Z -4411-E Cont. Office District zoned property to the east and north of the site. There is a church located to the northeast and a City of Little Rock fire station to the northwest. The Walton Heights Subdivision is also located to the north. 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 located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, the Pleasant Forest Neighborhood Association, the Piedmont Property Owners Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The private line that crosses these lots will need to be made a public water main and a waterline or utility easement will need to be dedicated to accommodate the public facilities. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 —The Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the creation of two additional lots for the development of "out -parcels" for future sale of property to prospective tenants. The request does not require a change to the Land Use Plan. 3 ILE NO.: Z -4411-E (Cont. Master Street Plan: Pleasant Ridge Road is shown as a Collector on the Master Street Plan and Cantrell Road is as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown north of this site on Southridge Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action ,Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The sustainable natural environment goal calls for the city to preserve the Highway 10 Overlay District and to vigorously enforce the ordinance for hillside protection. Landscape: No comment_ G. SUBDIVISION COMMITTEE COMMENT- (October 5, 2006) Mr. Joe White was present representing the request. Staff stated the proposed development was to allow the creation of lot lines with no other modifications to the previously proposed site plan or approvals. Staff requested Mr. White provide a note indicating cross access and cross parking on the proposed site plan. Staff also requested Mr. White correct the title block of the proposed site plan indicating a Revised Planned Commercial Development. Staff noted there were no additional comments from the Public Works Department and no additional landscaping comments. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. 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 the concern raised at the October 5, 2006, Subdivision Committee meeting. The revised site plan indicates the title block as Pleasant Ridge Towne Center Revised Long -form PCD. The site plan also indicates the placement of cross access and cross parking through -out the site. The proposal is to allow an amendment to the previously approved Planned Commercial Development to allow the creation of two additional lots within the development bringing the total number of available lots to five. The previous approval allowed for the creation of three lots which were previously final platted. Two additional lots along Cantrell Road within the area identified as restaurant rd FILE NO.: Z-441 1-E {Cont. site are being requested to allow future transfer of these parcels. There are no other modifications proposed to the previous approval. All the previous conditions as well as points of ingress and egress, signage, hours of operation, uses, landscaped areas, building setbacks will remain as were previously approved. Previously platted lot areas include Lot 1 containing 5.33 acres, Lot 2 containing 8.18 acres and Lot 3 containing 13.74 acres. The proposal is to allow Lot 3 to be subdivided with the two additional lots resulting in Lot 3A containing 10.59 acres, Lot 3B containing 1.68 acres and Lot 3C containing 1.47 acres. The Highway 10 Design Overlay District typically requires a minimum development tract of two acres. As indicated, Lots 3B and 3C do not meet this typical minimum requirement. In addition, the Highway 10 Design Overlay District allows a maximum number of buildings per commercial development measured both by minimum tract size and minimum frontage as one building every two acres. Staff is supportive of the request. Although the proposed lots do not meet the typical minimum lot size under the Highway 10 Design Overlay District, staff does not feel this will negatively impact the area. The lots are proposed to be sold as a separate ownership but the lots will appear as part of the unified development when viewed on the site. There are no modifications to access to serve the proposed newly created lots. The lots will take access from an internal driveway network serving the remaining development. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the creation of the two additional lots will have minimal impact on the adjoining properties and the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request to revise the previously approved PCD to allow the creation of two additional lots with no other modifications to the previously approved conditions or site plan subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION- (OCTOBER 26, 2006) 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 to revise the previously approved PCD to allow the creation of two additional lots with no other modifications to the previously approved conditions or site plan subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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 10 ayes, 0 noes and 1 absent. 5 Et City of Little Rock Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 October 30, 2006 Mr. Joe White White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 Planning Zoning and Subdivision Re: Pleasant Ridge Towne Center Revised Long -form PCD (Z -4411-E), located on the Southeast corner of Cantrell Road and Pleasant Ridge Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on October 26, 2006: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: Your item will now be forwarded to the Board of Directors for final action on November 21, 2006. You or your representative will need to be present at this meeting. The meeting begins at 6:00 pm and is held at 500 West Markham Street — City Hall, in the Board of Directors Chambers. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator October 26, 2006 ITEM NO.: 12 FILE NO.: Z -4411-E NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located on the Southeast corner of Cantrell Road and Pleasant Ridge Road ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 5 PCD Shopping Center Revised PCD FT. NEW STREET: 0 LF Allow the creation of two additional lots. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial'shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the October 26, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4411-E property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Centee'. The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005, revised the previously approved PCD to allow Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The applicant stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appeared more reasonable since PCD zonings abutted one another. A. PROPOSAUREQUEST: The applicant is now proposing an amendment to the previously approved Planned Commercial Development to allow the creation of two additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three lots which have been final platted. The developer is proposing the placement of the two additional lots along Cantrell Road within the area identified as restaurant site. According to the applicant the restaurant out -parcels are needed to allow the transfer of property to prospective tenants. The approval would bring the total available lots on the site to five. There are no other modifications proposed to the previous approval. B. EXISTING CONDITIONS: The site is currently under construction for the shopping center with the internal 'hell build ingd' nearing completion. A large portion of the paving and landscaping has been installed. The restaurant out -parcels have been cleared and grading has taken place but no building construction has begun. 2 October 26, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) _ FILE NO.: Z -4411-E There is a single-family home located across Woodland Heights Road on R-2, Single-family zoned property. There are office uses located on 0-3, General Office District zoned property to the east and north of the site. There is a church located to the northeast and a City of Little Rock fire station to the northwest. The Walton Heights Subdivision is also located to the north. 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 located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, the Pleasant Forest Neighborhood Association, the Piedmont Property Owners Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The private line that crosses these lots will need to be made a public water main and a waterline or utility easement will need to be dedicated to accommodate the public facilities. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25—The Highway 10 Express Route. 3 October 26, 2006 SUBDIVISION ITEM NO.: 12(Cont.) FILE NO.: Z -4411 -E F. ISS UESITECH N I CAL1D ES IG N: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the creation of two additional lots for the development of 'but-parcel�'for future sale of property to prospective tenants. The request does not require a change to the Land Use Plan. Master Street Plan: Pleasant Ridge Road is shown as a Collector on the Master Street Plan and Cantrell Road is as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Pian: A Class III bike route is shown north of this site on Southridge Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the River Mountain Neighborhood Action Plan. The sustainable natural environment goal calls for the city to preserve the Highway 10 Overlay District and to vigorously enforce the ordinance for hillside protection. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Joe White was present representing the request. Staff stated the proposed development was to allow the creation of lot lines with no other modifications to the previously proposed site plan or approvals. Staff requested Mr. White provide a note indicating cross access and cross parking on the proposed site plan. Staff also requested Mr. White correct the title block of the proposed site plan indicating a Revised Planned Commercial Development. Staff noted there were no additional comments from the Public Works Department and no additional landscaping comments. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information 2 October 26, 2006 SUBDIVISION ITEM NO.: fit(Cont.)FILE NO.: Z-441 1-E and clarification. There was no further discussion of the item. 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 the concern raised at the October 5, 2606, Subdivision Committee meeting. The revised site plan indicates the title block as Pleasant Ridge Towne Center Revised Long -form PCD. The site plan also indicates the placement of cross access and cross parking through -out the site. The proposal is to allow an amendment to the previously approved Planned Commercial Development to allow the creation of two additional lots within the development bringing the total number of available lots to five. The previous approval allowed for the creation of three lots which were previously final platted. Two additional lots along Cantrell Road within the area identified as restaurant site are being requested to allow future transfer of these parcels. There are no other modifications proposed to the previous approval. All the previous conditions as well as points of ingress and egress, signage, hours of operation, uses, landscaped areas, building setbacks will remain as were previously approved. Previously platted lot areas include Lot 1 containing 5.33 acres, Lot 2 containing 8.18 acres and Lot 3 containing 13.74 acres. The proposal is to allow Lot 3 to be subdivided with the two additional lots resulting in Lot 3A containing 10.59 acres, Lot 3B containing 1.68 acres and Lot 3C containing 1.47 acres. The Highway 10 Design Overlay District typically requires a minimum development tract of two acres. As indicated, Lots 3B and 3C do not meet this typical minimum requirement. In addition, the Highway 10 Design Overlay District allows a maximum number of buildings per commercial development measured both by minimum tract size and minimum frontage as one building every two acres. Staff is supportive of the request. Although the proposed lots do not meet the typical minimum lot size under the Highway 10 Design Overlay District, staff does not feel this will negatively impact the area. The lots are proposed to be sold as a separate ownership but the lots will appear as part of the unified development when viewed on the site. There are no modifications to access to serve the proposed newly created lots. The lots will take access from an internal driveway network serving the remaining development. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the creation of the two additional lots will have minimal impact on the adjoining properties and the area. 5 October 26, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4411-E STAFF RECOMMENDATIONS: Staff recommends approval of the request to revise the previously approved PCD to allow the creation of two additional lots with no other modifications to the previously approved conditions or site plan subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) 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 to revise the previously approved PCD to allow the creation of two additional lots with no other modifications to the previously approved conditions or site plan subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 12, Z -4411-E NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: located on the Southeast corner of Cantrell Road and Pleasant Ridge Road Planning Staff Comments: 1. Provide notification of 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide a note indicating cross access and cross parking on the site plan. 3. All previous comments and conditions continue to apply. 4. Correct the title block of the site plan. The request is a revision to the previously approved Planned Commercial Development. VarianceANaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The private line that crosses these lots will need to be made a public water main and a waterline or utility easement will need to be dedicated to accommodate the public facilities. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 —The Highway 10 Express Route. Item # 12 Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the creation of two additional lots for the development of "out -parcels" for future sale of property to prospective tenants. The request does not require a change to the Land Use Plan. Master Street Plan: Pleasant Ridge Road is shown as a Collector on the Master Street Plan and Cantrell Road is as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown north of this site on Southridge Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The sustainable natural environment goal calls for the city to preserve the Highway 10 Overlay District and to vigorously enforce the ordinance for hillside protection. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 12