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HomeMy WebLinkAboutZ-4411-G Staff AnalysisMarch 1, 2007 ITEM NO.: 5 FILE NO.: Z -4411-G NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located on the Southeast corner of Cantrell Road and Pleasant Ridge Road DEVELOPER: Pleasant Ridge Development LLC 11601 Pleasant Ridge Road Little Rock, AR 72212 FNGINFFR: 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 Shopping Center - Allow additional building signage. 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 March 1, 2007 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4411-G 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 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. The Board of Directors adopted an ordinance on November 21, 2006, revising the previously approved PCD for the shopping center 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 proposed the placement of the two additional lots along Cantrell Road within the area identified as future restaurant sites. According to the applicant the restaurant out -parcels were needed to allow the transfer of property to prospective tenants. The approval brought the total available lots on the site to five. There were no other modifications proposed to the previous approval. On December 7, 2006 the Little Rock Planning Commission denied a request to allow the western -most drive located along Cantrell Road to become a full service 2 March 1, 2007 SUBDIVISION ITEM NO.: 5 (ContJ FILE NO.: Z -4411-G intersection. The denial of the request has been appealed to the Board of Directors and is scheduled to be heard on February 20, 2006. No other modifications were proposed to the previous approval. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PCD to allow additional sign locations within the development. The request is to allow building signage located on the portion of the flat wall located on the northeast corner and northwest corner of the center building. No other modifications to the approved site plan are proposed with the proposed revision to the PGD. B. EXISTING CONDITIONS: The site is currently under construction for the shopping center with the internal "shell buildings" completed and "tenant finish out" underway. A large portion of the paving and landscaping has been installed with the exception of the restaurant out -parcels adjacent to Cantrell Road. These areas have been cleared and grading has taken place but no building construction has begun. The western -most drive located on Cantrell Road is a right -in, right -out only intersection and the main entrance drive allows for left turns from the shopping center along Cantrell Road. There is a single-family home located across Woodland Heights Road on R-2, Single-family zoned property. Office uses located on 0-3, General Office District zoned property are located 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 a number of 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 CONDITIONS: No comment. 3 March 1, 2007 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4411-G E. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was not present. Staff presented an overview of the request indicating there were no outstanding issues associated with the request. Staff stated the request included a modification to the existing signage plan for the shopping center. Staff stated there were no other modifications of the approved site plan proposed. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no technical issues remaining from the February 8, 2007, Subdivision Committee meeting which needed addressing. The applicant is proposing a revision to the approved PCD to allow additional signage to be included on the approved site plan. The request includes the placement ofsignage along the flat portion of the wall located at the northeast corner and northwest corner of the center building. Staff is supportive of the allowance of the additional signage. Staff recommends the signage be limited to ten percent of the facade where the sign will be placed. G. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow additional signage as proposed subject to compliance with the comments and conditions as outlined in paragraph F of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow additional signage as proposed subject to compliance with the comments and conditions as outlined in paragraph F of the above 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 9 ayes, 0 noes and 2 absent. 2