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HomeMy WebLinkAboutZ-4411-K Staff AnalysisFILE NO.: Z-441 1-K NAME: Pleasant Ridge Town Center Revised Long -form PCD LOCATION: Located on the Southwest corner of Cantrell Road and Woodland Heights Road DEVELOPER: Pleasant Ridge Development LLP 11601 Pleasant Ridge Road Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.74 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF PCD C-2, Shopping Center District Uses Revised PCD PROPOSED USE: C-2, Shopping Center District Uses — Add an additional lease parcel to the site 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 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes FILE NO.: Z -4411-K (Cont.) 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. 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. 2 FILE NO.: Z -4411-K (Cont.) 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 facade. 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. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting a revision to the previously approved PCD to allow the creation of an additional lease parcel to the site. The lease parcel/building footprint is located between the existing Chick-Fil-A restaurant and the proposed Chipotles Mexican Grill. The building will not increase the square footage of the overall development beyond the approved 315,000 square feet. Also the original PCD approved 15,000 square feet in two buildings within the out -lot area. The total square footage for the three buildings will be less than the approved 15,000 square feet. The revised PCD indicates a maximum 6,000 square foot building with a drive-thru along the west side. The developer would like the flexibility to vary the plan to eliminate the drive-thru and add parking and also reduce the building size to add parking or some combination thereof should the tenant space vary from the approved site plan. B. EXISTING CONDITIONS: The site is developed with a shopping center with two lease -parcels located along Cantrell Road. The western -most lease -parcel is a Chick-fil-A restaurant and the eastern -most lease -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 station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from 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 Walton Heights Property Owners 3 FILE NO.: Z -4411-K (Cont. Association, the Pleasant Forest Property Owners Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A short main extension may be needed to provide water service to this project. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Additional fire hydrants may be required for sprinkler systems. Contact the Little Rock Fire Department for additional information. Countv Planninq: No comment. C! FILE NO.: Z-441 1-K (Co CATA: Approved as submitted. 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 has requested to allow a revision to the previously approved Planned Commercial Development to allow the creation of an additional lease -parcel located along Cantrell Road, just east of Chick-fil-A to allow for an additional building site for a future restaurant user. 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. Woodland Heights Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle_ Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the location of the dumpster facility. Staff also stated no additional ground signage was indicated on the site plan for the proposed new lease parcel. 5 H E NO. - Z -4411-K (Cont. Public Works comments were addressed. Staff stated the stormwater detention ordinance would apply to development of the site. Staff also stated any broken curb, gutter or sidewalk located in the right of way would need to be repaired prior to the issuance of a certificate of occupancy for the new development. Landscaping comments were addressed. Staff stated an automatic irrigation system to water landscaped areas would be required. Staff stated interior landscaping would be required as per the previously approved PCD. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS; The applicant submitted a revised site plan to staff addressing the issues raised at the March 31, 2011, Subdivision Committee meeting. The revised plan indicates the placement of an additional monument sign on Cantrell Road and has located the dumpster on the proposed site plan for the newly created lease parcel. The request is a revision to the previously approved PCD to allow the creation of a third lease parcel located along Cantrell Road. The new lease parcel is located between the existing Chick-fil-A restaurant and the proposed Chipotles Mexican Grill. With the new building the square footage of the overall development will not increase beyond the approved PCD square footage of 315,000 square feet. Also with the original PCD approval there was 15,000 square feet of restaurant space located in two buildings within the lease parcel area along Cantrell Road. The revised PCD indicates a maximum 6,000 square foot building with a drive-through along the west side. The developer is requesting the flexibility to vary the plan to eliminate the drive-through and add parking and also reduced the building size to add parking or some combination of this request should the tenant space vary from the approved site plan. Staff is supportive of the request. The development was previously approved as shopping center with a number of lease parcels located within the development. The total square footage of the development has not changed significantly since the original approval. Although the development is adding an additional building to the site staff does not feel this will significantly impact the overall development or the area. STAFF RECOMMENDATION; Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 19 FILE NO.: Z -4411-K (Cont.) PLANNING COMMISSION ACTION: (APRIL 21, 2011) Mr. Joe White of White-Daters and Associates was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request 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 approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 8. Z -4411-K NAME: Pleasant Ridge Town Center Revised Long -form PCD LOCATION: located on the Southwest corner of Cantrell Road and Woodland Heights 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 April 6, 2011. The Office of Planning and Development must receive the proof of notice no later than April 15, 2011. 2. The site plan does not include the addition of signage for the newly proposed restaurant lease parcel. Will ground signage remain as previously approved? 3. Building signage will only be allowed on the front side of the buildings facing Cantrell Road. 4. Where will the dumpster facility be for this lot? 5. Darken the boundary of the development area. Variance[Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A short main extension may be needed to provide water service to this project. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Item #X Water. That work will be done at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Additional fire hydrants may be required for sprinkler systems. Contact the Little Rock Fire Department for additional information. Countv Plannine: No comment CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10 Express Route. Parks and Recreation: No comment. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has requested to allow a revision to the previously approved Planned Commercial Development to allow the creation of an additional out -parcel located along Cantrell Road, just east of Chick- fil-A to allow for an additional building site for a future restaurant user. 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. Woodland Heights Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Item #�c- Devised Plat/pian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 6, 2011. Item #X.11,