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HomeMy WebLinkAboutZ-4411-M Staff AnalysisFILE NO.: Z -4411-M NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Lou Schickel 11601 Pleasant Ridge Road 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: PROPOSED USE NUMBER OF LOTS: 3 PCD C-2, Shopping Center District Revised PCD FT. NEVA STREET: 0 LF Revise the signage plan on a northern lease parcel area 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 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. FILE NO.: Z -4411-M (Cont.) 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. FILE NO.: Z -4411-M (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. On May 17, 2011, the Board of Directors adopted Ordinance No. 20,438 to amend the PCD to allow the creation of an additional lease parcel to the site. The lease parcel/building footprint was located between Chick-Fil-A restaurant and the Chipotles Mexican Grill. The building did not increase the square footage of the overall development beyond the approved 315,000 square feet. The approved revision indicated a maximum 6,000 square foot building with a drive-thru along the west side. The approval allowed 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. On June 2, 2011, the Little Rock Planning Commission withdrew a request to allow signage on the eastern facade of an out -parcel located along the eastern entrance drive to the Pleasant Ridge Town Center shopping center. The request would allow the placement of signage along the eastern and western facades of the building, both located without public street frontage. The eastern fagade abuts an access drive entering the shopping center. The western fagade faces the Chick-fil-A. On February 7, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,543 to allow a revision to the driveways on Cantrell Road. The approval allowed the main entrance drive adjacent to Chipotles Mexican Grill and the Shell Station to be realigned to match a proposed driveway located on the north side of Cantrell Road which would serve a future office building. The Arkansas State Highway Department denied this request. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved signage plan of the PCD for the center lease parcel located (between Chick fil A and Chipotle's Mexican Grill) along Cantrell Road. The request is to allow the placement of wall 3 FILE NO.: Z -4411-M signage on the east and southern facades of the proposed new building. The signage on the eastern facade is located over the tenant's front door and on the southern facade the sign faces into the shopping center. 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 has developed with a Chipotle's Mexican Grill. 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 residents. All property owners located within 200 -feet of the site along with the Pleasant Forest Neighborhood Association, the Pleasant Valley Property Owners Association, the Piedmont Neighborhood Association and the Walton Height Candlewood Property Owners Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present. Staff presented the item stating the request was to allow signage on three facades of the building. Staff stated the applicant was seeking to place signage on the north and south sides of the building in addition to the east side. Staff stated the "front door" of the business would be located on the east side of the building. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS - The applicant amended the request based on comments received at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the placement of two signs on the proposed new building. The signs are located on the eastern fagade and the southern €apade of the building. The sign height on the eastern facade is 4 -feet 6 -inches tall and 18 -feet 8 -inches in length. The sign located on the southern facade is 3 -feet 6 -inches high by 14 -feet 6 -inches in length. The signage on the eastern fapade is 86.48 square feet or just over three (3) percent of the fagade area. The signage on the southern fagade is 52.56 square feet or just under three (3) percent of the facade area. .19 FILE NO.: Z-441 1-M (Cont. The applicant is requesting to maintain the previously approved ground sign located on Cantrell Road. The sign as approved has a maximum height of six (6) feet and a maximum sign area of seventy-two (72) square feet. The sign will be a monument style sign to comply with the typical standards of the Highway 10 Design Overlay District. Staff is supportive of the request. The applicant is proposing to place a sign on the eastern fagade, which is the front door of the store and on the southern facade which is located interior to the shopping center. The applicant is not requesting to place a sign on the north facade, Cantrell Road. The shopping center has been allowed signage facing internal drives as allowed in Section 36-557 of the zoning ordinance which allows signage without street frontage in complexes where a sign without street frontage is the only means of identification of the tenant, To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the signage plan as proposed will not adversely impact the development or the area, F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of signage on the eastern and southern facades as proposed by the applicant. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request to allow the placement of signage on the eastern and southern facades of the building as proposed by the applicant. 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 8 ayes, 0 noes and 3 absent. ITEM NO.- 6. Z -4411--M NAME: Pleasant Ridge Towne Center Revised Long -form PCD LOCATION: located at 11525 Cantrell Road Planninq Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. Provide the percentage of fagade area on each of the three sides to be covered with signage. 3. The cover letter indicates the sign on the eastern fagade as a canopy sign. Staff feels with the placement of the sign on the wall this is a wall sign. 4. Staff is not supportive of allowing signage on the eastern fagade. Staff is supportive of signage on the north and south facades. 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, August 7, 2013. Item # 6.