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HomeMy WebLinkAboutZ-4411-J Staff AnalysisJune 2, 2011 M NO.: A _ FILE NO.: Z -4411-J NAME: Pleasant Ridge Town Center Revised PCD LOCATION: Located on the Southeast corner of Cantrell Road and Pleasant Ridge Drive DEVELOPER: Pleasant Ridge Town Center 11601 Pleasant Ridge Road Little Rock, AR 72212 FN(;INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.68 acres CURRENT ZONING LOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD Shopping Center Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Shopping Center - Modify the previously approved signage plan 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 June 2, 2011 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z -4411-J 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. 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. 2 June 2, 2011 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z -4411-J 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 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 made a recommendation of approval of a request by Chick-fil-A to place signage along their western fagade. On November 17, 2009, the Little Rock Board of Directors denied the request. Ordinance No. 20,240 adopted by the Little Rock Board of Directors on April 6, 2010, allowed a revision to the PCD to allow seasonal sales on the site. The approval allowed the placement of a temporary trailer for a shaved ice business to be placed on the site from April through September yearly. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The site is an out -parcel located along the eastern entrance drive to the Pleasant Ridge Town Center shopping center. The request is to allow the placement of signage along the eastern and western facades of the building, both located with out public street frontage. The eastern facade abuts an access drive entering the shopping center. The western fagade faces the Chick-fil-A. The signs are proposed with a maximum height of 15 -inches and a maximum length of 13.5 -inches for an overall sign area of 1.4 square feet. The previously approved signage plan allowed for the placement of a ground mounted monument sign within the front yard area not to exceed six feet in height and seventy-two square feet in area and building signage on the front fagade abutting Cantrell Road not to exceed ten percent of the total fagade area. B. EXISTING CONDITIONS - The site is developed with a shopping center with two out -parcels located along Cantrell Road. The western most out -parcel is a Chick-fil-A restaurant and the eastern most out -parcel remains vacant. Also located in the immediate area of this development are a number of restaurants, two convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire 3 June 2, 2011 SUBDIVISION ITEM NO.: A (Cont. O.: Z -4411-J station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pleasant Valley Property Owners Association and the Walton Height Candlewood Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLAN Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection to the placement of signage on the building facades. Fire -Department: No comment regarding the placement of signage for this development. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment. 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 M June 2, 2011 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z -4411-J has applied for a rezoning for a revised Planned Commercial District, to allow for additional signage. The request does not require a change to the Land Use Plan. Master Street Plan: This application has frontage along Cantrell Road, which 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Landscape: No comment regarding the placement of signage for this development. All previous comments will apply to the new building construction with regard to parking lot and building landscaping. G. SUBDIVISION COMMITTEE COMMENT: (January 5, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were no additional items needed to complete the review process. Staff stated the request was to allow building signage inconsistent with signage allowed by the City's sign ordinance and the Highway 10 Design Overlay District. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request in need of addressing raised at the January 5, 2011, Subdivision Committee meeting. The applicant's request is to allow signage without public street frontage on the buildings eastern and western facades. The property is located within the Highway 10 Design Overlay District which states signage shall comply with the provisions of Article X of the zoning ordinance, except for a development sign which is allowed as a ten foot high one hundred square feet in area and the allowance of a ground mounted monument sign for each commercial building not to exceed six feet in height and seventy-two square feet in area. The zoning ordinance typically does not allow signage without public street frontage except in complexes where a sign without street frontage is the only means of identification for a tenant. Building signage is to not exceed ten (10) percent of 5 June 2, 2011 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z-441 the total fagade area of the facade abutting a public street. The signage along the eastern facade abuts the eastern entrance drive to the Pleasant Ridge Shopping Center from Cantrell Road and the sign proposed along the western fagade abuts the Chick-fil-A restaurant. Staff is not supportive of the request. The Highway 10 DOD is specific on the allowance of signage. Staff feels since the DOD is very specific in the allowance of signage along this corridor and this is not a hardship case where the additional signage is required to identify the business staff does not feel the signage without public street frontage should be allowed. In areas covered by DOD's staff has not typically supported the allowance of signage inconsistent with the overlay district. Staff feels the approved ground sign and the sign on the front fagade of the building are sufficient to identify the business. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 27, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 19, 2011, requesting a deferral of this item to the March 10, 2011, public hearing. Staff stated they were supportive of the deferral request. 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. STAFF UPDATE: The applicant submitted a request dated February 25, 2011, requesting a deferral of this item to the April 21, 2011, public hearing. Staff recommends approval of the deferral request. PLANNING COMMISSION ACTION: (MARCH 10, 2011) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the A June 2, 2011 �� iRnnn�inN ITEM NO.: A FILE NO.: Z -4411-J applicant had submitted a request dated February 25, 2011, requesting a deferral of the item to the April 21, 2011, public hearing. Staff presented a recommendation of approval of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this application request since the original staff write-up and recommendation. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (APRIL 21, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 14, 2011, requesting deferral of the item to the June 2, 2011, public hearing. Staff stated the deferral request would require a waiver of the Planning Commission By-laws with regard to the number of previous deferral requests. Staff presented a recommendation of approval of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the number of previous deferrals. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no change to this application request since the original staff write-up and recommendation. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JUNE 2, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 2, 2011, requesting withdrawal of the item without prejudice. Staff stated the withdrawal request II June 2, 2011 SUBDIVISION NO.: A Cont. _ FILE NO.: Z -4411-J would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. M NO.: 5. Z -4411-J NAME: Pleasant Ridge Town Center Revised PCD LOCATION: located on the Southeast corner of Cantrell Road and Pleasant Ridge Drive 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 January 12, 2011. The Office of Planning and Development must receive the proof of notice no later than January 21, 2011. 2. The request is to allow signage inconsistent with the approved PCD and the Highway 10 DOD and the City of Little Rock Sign Ordinance. The request includes the placement of signage along the eastern and western facades of the building. Variance/Waivers: None requested. Public Works Conditions: No comments. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energv: No comment received. AT & T: No comment received. Central Arkansas Water: No objection to the placement of signage on the building facades. Fire Department: No comment regarding the placement of signage for this development. County Planning: No comment. CATH: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment. Item # 5. ITEM NO.: Plannina Division: Z -4411-J 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 rezoning for a revised Planned Commercial District, to allow for additional signage. The request does not require a change to the Land Use Plan. Master Street Plan: This application has frontage along Cantrell Road, which 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Landscape: No comment regarding the placement of signage for this development. All previous comments will apply to the new building construction with regard to parking lot and building landscaping. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, January 12, 2011. Item # 5.