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HomeMy WebLinkAboutZ-4411-I Staff AnalysisFII F NO - Z-4411-1 NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located at 11525 Cantrell Road EVELOPER: Shane Connerly 201 Epernay Loop Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 5 PCD Shopping Center Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Shopping Center — Placement of a seasonal shaved ice business within the parking lot of the shopping center VARIANCESIWAIVERS 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, Shopping Center District and C-3, General FILE NO.: Z-4411-1 (Cont. Commercial 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, Office and Institutional District and 0-3, General Office District. 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, Pu is 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 was 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 their 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 Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two (2) additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three (3) lots, which had been final platted. The developer proposed the placement of the two (2) 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 (5). 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 intersection. The denial of the request was appealed to the Board of Directors and was i•. E NO.: Z-4411-1 (Co scheduled to be heard on February 20, 2006. The item was withdrawn from the Board of Directors agenda prior to action by the Board of Directors. Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007, allowed a revision to the previously approved PCD to allow additional sign locations within the development. The approval allowed building signage located on the portion of the flat wall located on the northeast corner and northwest corner of the center shopping center building. No other modifications to the approved site plan were proposed with the revision to the PCD. On October 15, 2009, the Little Rock Planning Commission approved a modification request by Chick-fil-A to allow additional signage on their existing building. The original PCD approved signage on the front facade of the Chick-fil-A building and a ground sign located within the front yard area. Chick-fil-A filed an application request to allow additional signage on the eastern and western facades of the building. The application was modified at the public hearing to allow the additional signage on the eastern fagade only. The item was forwarded to the BoardofDirectors on November 17, 2009, for final action. The Board of Directors denied the request to allow any additional signage. IT., L3 A PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is to amend the PCD to allow a TropicalSno Shaved Ice business to operate from the site on a seasonal basis. The shaved ice business will operate from May to August, seven days per week from 10:00 am to 10:00 pm. The business is located within the parking lot area of the Pleasant Ridge Shopping Center. The trailer is portable and is 7 feet by 12 feet. There are two picnic tables with umbrellas located adjacent to the shaved ice trailer. The area encompasses approximately, 10 parking spaces. There are two temporary signs advertising the business located within this area. The property is covered under a Bill of Assurance for the Pleasant Ridge Towne Center Subdivision but the BOA does not address this current application request. EXISTING CONDITIONS: The site is developed with a shopping center with two out -parcels located along Cantrell Road. The western most out -parcel has developed with a Chick-fil-A Restaurant and the eastern most out -parcel remains vacant. Also located in the immediate area are a number of restaurants, two convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Walton Heights Neighborhood Association were notified of the public hearing. 3 FILE NO.: Z-4411-1 D. Public Works Conditions - Utilities and Fire Department/County Planning: Since the request involves the placement of a trailer within the parking lot area of the existing shopping center staff felt this was a minor revision to the previously approved plan and staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010) The applicant was not present. Staff stated the request was to allow the placement of a seasonal shaved ice business within the parking lot area of the shopping center. Staff stated there were no outstanding technical issues associated with the request. Staff stated the request did not involve a use change --therefore-. the- _item _had__not been routed to _the __various. _agencies _for comments. 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 outstanding technical issues in need of addressing raised at the February 4, 2010, Subdivision Committee meeting. The request is to amend the PCD to allow a TropicalSno Shaved Ice business to operate at the Pleasant Ridge Town Center on a seasonal basis. The shaved ice business will operate from May to August, seven (7) days per week from 10:00 am to 10:00 pm. The business is located within the parking lot area of the shopping center. The trailer is portable and is 7 feet by 12 feet. There are two (2) picnic tables with umbrellas located adjacent to the shaved ice trailer. The area encompasses approximately 10 parking spaces. There are two temporary signs advertising the business located within this area. The business occupies ten (10) parking spaces and is located in an area of the shopping center, which does not typically generate a great parking demand. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing related to this request. Staff feels the placement of the seasonal business within the parking lot area of the Pleasant Ridge Towne Center should have minimal impact on the development and the area. G. STAFF RECOMMENDATION: Staff recommends approval of the request to amend the previously approved PCD to allow the placement of the seasonal business within the parking lot area of this existing shopping center. 12 FILE NO.: Z-4411-1 (Co PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to amend the previously approved PCD to allow the placement of the seasonal business within the parking lot area of the shopping center. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. February 25, 2010 ITEM NO.: 3 NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Shane Connerly 201 Epernay Loop Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 5 PCD Shopping Center Revised PCD FILE NO.: Z-4411-1 FT. NEW STREET: 0 LF PROPOSED USE: Shopping Center — Placement of a seasonal shaved ice business within the parking lot of the shopping center VARIANCESMIAIVERS 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, Shopping Center District and C-3, General Commercial 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 February 25, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4411 uses proposed for the office building were all uses by right in the 0-2, Office and Institutional District and 0-3, General Office District. 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 was 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 their 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 Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two (2) additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three (3) lots, which had been final platted. The developer proposed the placement of the two (2) 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 (5). There were no other modifications proposed to the previous approval. On December 7, 2006, the Little Rock Planning Commission denied a request to aliow the western -most drive located along Cantrell Road to become a full service intersection. The denial of the request was appealed to the Board of Directors and was 6 February 25, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-1 scheduled to be heard on February 20, 2006. The item was withdrawn from the Board of Directors agenda prior to action by the Board of Directors. Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007, allowed a revision to the previously approved PCD to allow additional sign locations within the development. The approval allowed building signage located on the portion of the flat wall located -on the northeast corner and northwest corner of the center shopping center building. No other modifications to the approved site plan were proposed with the revision to the PCD. On October 15, 2009, the Little Rock Planning Commission approved a modification request by Chick-fil-A to allow additional signage on their existing building. The original PCD approved signage on the front facade of the Chick-fil-A building and a ground sign located within the front yard area. Chick-fil-A filed an application request to allow additional signage on the eastern and western facades of the building. The application was modified at the public hearing to allow the additional signage on the eastern facade only. The item was forwarded to the Board of Directors on November 17, 2009, for final action. The Board of Directors denied the request to allow any additional signage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is to amend the PCD to allow a TropicalSno Shaved Ice business to operate from the site on a seasonal basis. The shaved ice business will operate from May to August, seven days per week from 10:00 am to 10:00 pm. The business is located within the parking lot area of the Pleasant Ridge Shopping Center. The trailer is portable and is 7 feet by 12 feet. There are two picnic tables with umbrellas located adjacent to the shaved ice trailer. The area encompasses approximately 10 parking spaces. There are two temporary signs advertising the business located within this area. The property is covered under a Bill of Assurance for the Pleasant Ridge Towne Center Subdivision but the BOA does not address this current application request. B. EXISTING CONDITIONS: The site is developed with a shopping center with two out -parcels located along Cantrell Road. The western most out -parcel has developed with a Chick-fil-A Restaurant and the eastern most out -parcel remains vacant. Also located in the immediate area are a number of restaurants, two convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Walton Heights Neighborhood Association were notified of the public hearing. 3 February 25, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-1 D. Public Works Conditions - Utilities and Fire Department/County Plannin . Since the request involves the placement of a trailer within the parking lot area of the existing shopping center staff felt this was a minor revision to the previously approved plan and staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010) The applicant was not present. Staff stated the request was to allow the placement of a seasonal shaved ice business within the parking lot area of the shopping center. Staff stated there were no outstanding technical issues associated with the request. Staff stated the request did not involve a use change therefore the item had not been routed to the various agencies for comments. 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 outstanding technical issues in need of addressing raised at the February 4, 2010, Subdivision Committee meeting. The request is to amend the PCD to allow a TropicalSno Shaved Ice business to operate at the Pleasant Ridge Town Center on a seasonal basis. The shaved ice business will operate from May to August, seven (7) days per week from 10:00 am to 10:00 pm. The business is located within the parking lot area of the shopping center. The trailer is portable and is 7 feet by 12 feet. There are two (2) picnic tables with umbrellas located adjacent to the shaved ice trailer. The area encompasses approximately 10 parking spaces. There are two temporary signs advertising the business located within this area. The business occupies ten (10) parking spaces and is located in an area of the shopping center, which does not typically generate a great parking demand. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing related to this request. Staff feels the placement of the seasonal business within the parking lot area of the Pleasant Ridge Towne Center should have minimal impact on the development and the area. G. STAFF RECOMMENDATION: Staff recommends approval of the request to amend the previously approved PCD to allow the placement of the seasonal business within the parking lot area of this existing shopping center. M February 25, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z-4411-1 (FEBRUARY 25, 2010) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to amend the previously approved PCD -to allow the placement of the seasonal business within the parking lot area of the shopping center. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 3 NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: located at 11525 Cantrell Road Planning Staff Comments: 1. Notification has been provided. S -4411-H The item was not routed for comment since the proposal is to add a seasonal use (portable trailer for a shaved ice business) to the site. Planninq 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 revised Planned Commercial Development to allow the placement of a seasonal shaved ice stand within the parking lot of the existing shopping center. A Planned Commercial Development is consistent with the Land Use Plan. Master Street Plan: Cantrell Road is 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 Road since it is a Principal Arterial. Pleasant Ridge Road is a Collector Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bic cle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan, but the plan does not address this type of issue. Item # 3.