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HomeMy WebLinkAboutZ-4470-E Staff AnalysisJuly 5, 2007 ITEM NO.: 8.1 FILE NO.: Z -4470-E NAME: Wal -Green's Revised Long -form PCD LOCATION: Located on the Northwest corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Springfield Holdings 6318 N. MacArthur Blvd. Irving, TX 75039 ENGINEER: Crafton, Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.53 acres CURRENT ZONING: ALLOWED USE PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 2 NMI Automobile Sales PCD and Wal -Greens NEW STREET: 0 LF C-3, General Commercial District Uses VARIAN CESM/AIVERS REQUESTED: 1. A deferral of the required street improvements to Chenal Parkway west of the proposed shared access drive until the development of Lot 3E Chenal Commercial Addition. 2. A deferral of the street light requirements for Lot 3E Chenal Commercial Addition until the development of this lot. BACKGROUND: On November 11, 1999, the Planning Commission reviewed a proposed revision to a preliminary plat for the Chenal Commercial Park Subdivision to add approximately 1.74 acres to Lot 3 and a request to rezone Lot 3 from 0-3, General Office District to PD -C to allow an auto dealership. July 5, 2007 SUBDIVISION ITEM NO.: 8.1 (Cont_) FILE NO.: Z -4470-E The applicant proposed two (2) buildings for the site. A 15,000 square foot office/showroom/service building and 2,500 square foot auto detail building. The applicant noted the buildings would not exceed 28 -feet in height. The Planning Commission placed several conditions on the recommendation of approval, which the applicant agreed to comply with should the Board of Directors approve the request. The conditions were no vehicular display within the first 20 -feet of the property on the street sides, the service entry doors were to be located on a side of the building other than the Chenal Parkway side, no test drives were to be taken through the Wellington Village neighborhood, there was to be no body shop located at the site and the proposed hours of operation were to be from 8:00 am to 7:00 pm, Monday — Saturday (no Sunday hours). Ordinance No. 18,187 approved by the Board of Directors on January 4, 2000, approved the rezoning for the site to allow Parker Cadillac to construct a Saturn car dealership with the conditions imposed by the Planning Commission. On September 12, 2002, the Little Rock Planning Commission approved a one-year time extension for the approved PCD. That approval has expired. A. PROPOSALIREQUEST: The applicant is seeking a Planned Commercial Development (PCD) to allow a replat of Lot 3 to create two lots and approval of a site plan for the construction of a retail store on one lot. The property contains 1.65 acres. The proposed use of the property is for a Walgreens` retail store. The store design will be typical of Walgreens' prototype, which contains approximately 14,820 square feet. The building will have a drive -up window for pharmacy use. The site plan provides for a total of 60 parking spaces, four (4) of which will be designated for handicap use only. The site will take access from Wellington Hills Road with a 36 -foot driveway opposite and existing driveway across Wellington Hills Road at Pinnacle Ford. Another driveway onto Chenal Parkway is proposed and would be shared access with proposed Lot 3R. B. EXISTING CONDITIONS: The site is a wooded site located at the intersection of Wellington Hills Road and Chenal Parkway. To the east of the site is property recently developed as an automobile dealership. South of the site is a Chenal Parkway a four -lane median divided roadway with a building supply store located across the parkway. West of the site is a church and north of the site is vacant 0-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Villages of Wellington 2 July 5, 2007 SUBDIVISION ITEM NO.: 8.1 Cont. FILE NO.: Z -4470-E ❑C Property Owners Association, the St. Charles Community Association and the Parkway Place Property Owners Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Wellington Hills Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Due to right turn lane and dual left turn lanes, right-of-way will be required to be dedicated to 60 feet from centerline. 2. The site plan shows Wellington Village Road to be along the east property line. The correct street name is Wellington Hills Road. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5 -foot sidewalks with the planned development. The curb, gutter, and sidewalks should be continued to property line. The lane taper will be provided by striping. 4. Per the Master Street Plan a right turn lane should be provided on Wellington Hills Road and dual left turn lanes if not already constructed. 5. The western driveway should be shown as a shared access easement. The landscape buffer should be removed and the access easement fully constructed due to the proposed traffic pattern. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 4 July 5, 2007 SUBDIVISION ITEM NO.: 8.1 (Cont.) FILE NO.: Z -4470-E 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: No comment received. Center -Paint Ener : Approved as submitted. AT and T: No comment received. Centrai Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 meter connections including any metered connections off the private fire system. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. 5. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 6. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. 12 July 5, 2007 SUBDIVISION ITEM NO..- 8.1(Cont.) FILE NO.: Z -4470-E F. I SS U ESITEC H N I CAL/ DESIGN : Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development. A land use plan amendment for a change to Neighborhood Commercial is a separate item on this agenda (LU07-19-01). Master Street Plan: Chenal Parkway is shown as a Principal Arterial with Reduced Design Standards. 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 Chenal since it is a Principal Arterial. Wellington Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. Bicvcle Plan: A Class I bike route is shown on Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial goal states "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed site plan reflects parking located within the landscape buffer. Please revise. 3. The landscape ordinance requires a small amount of building landscaping. The submitted plan reflects zero. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. An July 5, 2007 SUBDIVISION ITEM NO.: 8.1 (Cont.) FILE NO.: Z -4470-E island must not contain hardscaping to receive credit towards this minimum requirement. 5. An automatic irrigation system to water landscaped areas will be required. 6. A land use buffer will be required next to any residentially zoned abutting properties. Seventy percent of this buffer must remain undisturbed. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of remaining technical issues associated with the request outstanding. Staff stated the previously approved PD -C included an area to the north which was not indicated on the applicant's site plan. Staff stated a revocation of the previously approved PD -C should be completed and only the area of the current application rezoned to PCD. Staff stated the site was located within the Chenal Parkway Design Overlay District which regulated lighting, signage and overhead utilities. Public Works comments were addressed. Staff stated a dedication and a right turn lane would be required at the time of development for Wellington Hills Road. Staff also stated street improvements to Chenal Parkway should include the entire property frontage. There was a general discussion concerning the proposed access easement located along the property line of the two lots and the need to extend the construction the entire length of the common lot line. The applicant stated they would review this suggestion and get with staff on the owner's desire. Landscaping comments were addressed. Staff stated the site plan did not include the required building landscaping. Staff also stated the parking lot would require the installation of interior landscape islands and an automatic irrigation system would be required to water the landscaped areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised site plan to staff addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has 9 July 5, 2007 SUBDIVISION ITEM NO.: 8.1 Cont. FILE NO.: Z -4470-E indicated lighting, signage and overhead utilities will comply with the Chenal/Financial Center Design Overlay District. The shared access drive extending from Chenal Parkway has been redesigned to allow for two way traffic flow along the site's western perimeter. The proposed site plan has addressed staff's concerns with regard to interior landscaped areas. Four parking spaces have been removed from the site plan, dropping the total number of spaces from 60 to 56. This modification has reduced the vehicular use area to 37,283 square feet and increased the interior landscaping to 2,518 square feet, bringing the interior landscape area to 6.8% of the vehicular use area. The spaces were removed from locations that would help soften the entrance off Wellington Hills Road to the properties to the north and east. Additionally, the island in the right of way of parking along Wellington Hill Road was relocated to help break up the east building elevation. This adjustment also reduced the maximum number of in-line parking spaces on the site to 11.. To achieve a portion of the remaining interior landscape area that is required for this site, the applicant is requesting to shift 2/3 of the landscape area for areas of the site that are dedicated to loading and access as described in Chapter 15-105(e) of the City Code. We ask that the concrete loading area and the two-way drive east of the building be considered to be dedicated for loading and access. Considering this entire area would provide a shift of 329 square feet, considering the concrete receiving pad and one drive lane would provide a shift of 233 square feet and considering only the concrete loading pad would provide a shift of 137 square feet. These shifts would respectively increase the vehicular landscaping percentages to 7.6, 7.4, and 7.1 %. The site plan allows for a total of 2,192 square feet of additional landscaped area between the parking lot and the required 9 -foot landscape strip along the north lot line and a total of 1,843 square feet of additional landscaped area between the parking lot and the required 20 foot landscape buffer along Chenal Parkway. In total, these areas provide an area equivalent to 10.8% of the vehicular use area in landscaping. When combined with the interior landscape areas, the landscape area interior and adjacent to the vehicular use areas totals 6,553 square feet, or 17.6% of the vehicular use area. The shift of 2/3 of the landscape area for the receiving pad and two-way drive would be account for in these areas To account for the remaining percentage of interior landscaping, the applicant will provide 125% of the required shrub counts along the street frontages and will widen the perimeter planting bed. The tree counts will also be increased between the parking lot and adjoining property to the north. The applicant has indicated C-3, General Commercial District uses for the site. According to the revised cover letter, no definite development plans have been proposed for the remaining portion of the site. It is anticipated that the future development will be consistent with General Commercial District uses. Staff is not supportive of the allowance of C-3, General Commercial District uses as 7 July 5, 2007 SUBDIVISION ITEM NO.: 8.1 (Cont. FILE NO.: Z -4470-E allowable uses for the site. The applicant has applied for a change to the City's Future Land Use Plan as a separate item on this agenda (LU07-19-01). The change is to Neighborhood Commercial, which includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. Typically this would be uses as allowed per the C-1, Neighborhood Commercial District. Staff feels the proposed uses for the site should be limited to C-1, Neighborhood Commercial District uses. The applicant has indicated the days and hours of operation for the Wal -greens will be 24 hours per day seven days per week. Two trash compactors are proposed within the development. The hours of service will be limited to daylight hours and the hours have been noted on the site plan. The signage plan has been provided. A ground mounted sign is located at the intersection of the two abutting streets. The total height proposed will not exceed eight feet in height and the total sign area will not exceed 100 square feet as typically allowed per the Chenal/Financial Center Design Overlay District. The applicant is proposing a reader board on the proposed monument sign. The sign is proposed with an electronic reader board. The reader board will comply with Section 35-548 of the Code of Little Rock Ordinances. Staff is supportive of the request. Building signage is proposed along the street sides of the building. The total sign area proposed is within the typical signage allowed in commercial zones or a maximum of ten percent of the total fagade area. In addition the signage as proposed has direct street frontage, also a typical requirement of the sign ordinance. The applicant is seeking a deferral of the required street construction to Chenal Parkway west of the proposed drive until the development of proposed Lot 3R Chenal Commercial Subdivision. Staff is not supportive of this request. Staff feels the street construction should be completed along the length of the applicant's ownership to facilitate traffic flow in the area. In addition the applicant is seeking a deferral of the streetlight requirement for proposed Lot 3R Chenal Commercial Subdivision. Staff also does not support this request. Staff feels the streetlight should be installed with the development of Lot 3. Staff is not supportive of the request. Staff feels the proposed uses requested, C-3, General Commercial District uses, for the future development area are inconsistent with the Land Use Plan amendment filed by the applicant. In addition staff feels the required street improvements and the required streetlights should be installed with the proposed development. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. 0 July 5, 2007 SUBDIVISION ITEM NO.: 8.1 (Cont. FILE NO.: Z -4470-E PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was no longer requesting a deferral of the streetlights or the street construction along Chenal Parkway. Staff stated the development was proposed utilizing C-1, Neighborhood Commercial Uses and the addition of a restaurant with through service. Staff stated they were supportive of the landscaping as proposed. Reverend Brock Patterson addressed the Commission with concerns. He stated the church was located to the west of the site and his concern was the noise the site would generate. He stated the educational facility was located along the common boundary of the site. Staff stated there was a lot for future development located adjacent to the common lot line of the church. Staff stated in addition there was a piece of property 100 -feet wide which appeared to be under a separate ownership. Reverend Brock stated he was aware of the property and the church was working to determine ownership. He stated based on the proposed site plan he did not object to the proposed development. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 7 ayes, 0 noes, 2 absent, 1 recusal and 1 open position. FILE NO.: Z -4470-E NAME: Wal -Green's Revised Long -form PCD LOCATION: Located on the Northwest corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Springfield Holdings 6318 N. MacArthur Blvd. Irving, TX 75039 ENGINEER: Grafton, Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.53 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 P D -C Automobile Sales PCD and Wal -Greens FT. NEW STREET: 0 LF C-3, General Commercial District Uses VARIANCES/WAIVERS REQUESTED: 1. A deferral of the required street improvements to Chenal Parkway west of the proposed shared access drive until the development of Lot 3E Chenal Commercial Addition. 2. A deferral of the street light requirements for Lot 3E Chenal Commercial Addition until the development of this lot. BACKGROUND: On November 11, 1999, the Planning Commission reviewed a proposed revision to a preliminary plat for the Chenal Commercial Park Subdivision to add approximately 1.74 acres to Lot 3 and a request to rezone Lot 3 from 0-3, General Office District to PD -C to allow an auto dealership. FILE NO.: Z -4470-E (Cont.) The applicant proposed two (2) buildings for the site. A 15,000 square foot office/showroom/service building and 2,500 square foot auto detail building. The applicant noted the buildings would not exceed 28 -feet in height. The Planning Commission placed several conditions on the recommendation of approval, which the applicant agreed to comply with should the Board of Directors approve the request. The conditions were no vehicular display within the first 20 -feet of the property on the street sides, the service entry doors were to be located on a side of the building other than the Chenal Parkway side, no test drives were to be taken through the Wellington Village neighborhood, there was to be no body shop located at the site and the proposed hours of operation were to be from 8:00 am to 7:00 pm, Monday — Saturday (no Sunday hours). Ordinance No. 18,187 approved by the Board of Directors on January 4, 2000, approved the rezoning for the site to allow Parker Cadillac to construct a Saturn car dealership with the conditions imposed by the Planning Commission. On September 12, 2002, the Little Rock Planning Commission approved a one-year time extension for the approved PCD. That approval has expired. A. PROPOSAL/REQUEST: The applicant is seeking a Planned Commercial Development (PCD) to allow a replat of Lot 3 to create two lots and approval of a site plan for the construction of a retail store on one lot. The property contains 1.65 acres. The proposed use of the property is for a Walgreens' retail store. The store design will be typical of Walgreens' prototype, which contains approximately 14,820 square feet. The building will have a drive -up window for pharmacy use. The site plan provides for a total of 50 parking spaces, four (4) of which will be designated for handicap use only. The site will take access from Wellington Hills Road with a 36 -foot driveway opposite and existing driveway across Wellington Hills Road at Pinnacle Ford. Another driveway onto Chenal Parkway is proposed and would be shared access with proposed Lot 3R. B. EXISTING CONDITIONS: The site is a wooded site located at the intersection of Wellington Hills Road and Chenal Parkway. To the east of the site is property recently developed as an automobile dealership. South of the site is a Chenal Parkway a four -lane median divided roadway with a building supply store located across the parkway. West of the site is a church and north of the site is vacant 0-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Villages of Wellington Property Owners Association, the St. Charles Community Association and the Parkway Place Property Owners Association were notified of the Public Hearing. f5 FILE NO.: Z -4470-E Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Wellington Hills Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Due to right turn lane and dual left turn lanes, right-of-way will be required to be dedicated to 60 feet from centerline. 2. The site plan shows Wellington Village Road to be along the east property line. The correct street name is Wellington Hills Road. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5 -foot sidewalks with the planned development. The curb, gutter, and sidewalks should be continued to property line. The lane taper will be provided by striping. 4. Per the Master Street Plan a right turn lane should be provided on Wellington Hills Road and dual left turn lanes if not already constructed. 5. The western driveway should be shown as a shared access easement. The landscape buffer should be removed and the access easement fully constructed due to the proposed traffic pattern. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3 FILE NO.: Z -4470-E Cont. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: No comment received. Center -Print Enerc : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 meter connections including any metered connections off the private fire system. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. 5. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 6. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development. 4 FILE NO.: Z -4470-E (Cont. A land use plan amendment for a change to Neighborhood Commercial is a separate item on this agenda (LU07-19-01). Master Street Plan: Chenal Parkway is shown as a Principal Arterial with Reduced Design Standards. 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 Chenal since it is a Principal Arterial. Wellington Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. Bicyclean: A Class I bike route is shown on Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial goal states "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed site plan reflects parking located within the landscape buffer. Please revise. 3. The landscape ordinance requires a small amount of building landscaping. The submitted plan reflects zero. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. An island must not contain hardscaping to receive credit towards this minimum requirement. 5. An automatic irrigation system to water landscaped areas will be required. 6. A land use buffer will be required next to any residentially zoned abutting properties. Seventy percent of this buffer must remain undisturbed. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5 FILE NO.: Z -4470-E Cont. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of remaining technical issues associated with the request outstanding. Staff stated the previously approved PD -C included an area to the north which was not indicated on the applicant's site plan. Staff stated a revocation of the previously approved PD -C should be completed and only the area of the current application rezoned to PCD. Staff stated the site was located within the Chenal Parkway Design Overlay District which regulated lighting, signage and overhead utilities. Public Works comments were addressed. Staff stated a dedication and a right turn lane would be required at the time of development for Wellington Hills Road. Staff also stated street improvements to Chenal Parkway should include the entire property frontage. There was a general discussion concerning the proposed access easement located along the property line of the two lots and the need to extend the construction the entire length of the common lot line. The applicant stated they would review this suggestion and get with staff on the owner's desire. Landscaping comments were addressed. Staff stated the site plan did not include the required building landscaping. Staff also stated the parking lot would require the installation of interior landscape islands and an automatic irrigation system would be required to water the landscaped areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised site plan to staff addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has indicated lighting, signage and overhead utilities will comply with the Chenal/Financial Center Design Overlay District. The shared access drive extending from Chenal Parkway has been redesigned to allow for two way traffic flow along the site's western perimeter. The proposed site plan has addressed staffs concerns with regard to interior landscaped areas. Four parking spaces have been removed from the site plan, dropping the total number of spaces from 60 to 56. This modification has reduced the vehicular use area to 37,283 square feet and increased the interior landscaping to 2,518 square feet, bringing the interior landscape area to 6.8% of the vehicular use area. The spaces were removed from locations that would help soften the entrance off Wellington Hills Road to the properties to the north and east. 0 FILE NO.: Z -4470-E Cont. Additionally, the island in the right of way of parking along Wellington Hill Road was relocated to help break up the east building elevation. This adjustment also reduced the maximum number of in-line parking spaces on the site to 11. To achieve a portion of the remaining interior landscape area that is required for this site, the applicant is requesting to shift 2/3 of the landscape area for areas of the site that are dedicated to loading and access as described in Chapter 15-105(e) of the City Code. We ask that the concrete loading area and the two-way drive east of the building be considered to be dedicated for loading and access. Considering this entire area would provide a shift of 329 square feet, considering the concrete receiving pad and one drive lane would provide a shift of 233 square feet and considering only the concrete loading pad would provide a shift of 137 square feet. These shifts would respectively increase the vehicular landscaping percentages to 7.6, 7.4, and 7.1 %. The site plan allows for a total of 2,192 square feet of additional landscaped area between the parking lot and the required 9 -foot landscape strip along the north lot line and a total of 1,843 square feet of additional landscaped area between the parking lot and the required 20 foot landscape buffer along Chenal Parkway. In total, these areas provide an area equivalent to 10.8% of the vehicular use area in landscaping. When combined with the interior landscape areas, the landscape area interior and adjacent to the vehicular use areas totals 6,553 square feet, or 17.6% of the vehicular use area. The shift of 2/3 of the landscape area for the receiving pad and two-way drive would be account for in these areas To account for the remaining percentage of interior landscaping, the applicant will provide 125% of the required shrub counts along the street frontages and will widen the perimeter planting bed. The tree counts will also be increased between the parking lot and adjoining property to the north. The applicant has indicated C-3, General Commercial District uses for the site. According to the revised cover letter, no definite development plans have been proposed for the remaining portion of the site. it is anticipated that the future development will be consistent with General Commercial District uses. Staff is not supportive of the allowance of C-3, General Commercial District uses as allowable uses for the site. The applicant has applied for a change to the City's Future Land Use Plan as a separate item on this agenda (LU07-19-01). The change is to Neighborhood Commercial, which includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. Typically this would be uses as allowed per the C-1, Neighborhood Commercial District. Staff feels the proposed uses for the site should be limited to C-1, Neighborhood Commercial District uses. The applicant has indicated the days and hours of operation for the Wal -greens will be 24 hours per day seven days per week. Two trash compactors are proposed within the development. The hours of service will be limited to daylight hours and the hours have been noted on the site plan. 7 ILE NO.: Z -4470-E (Cont. The signage plan has been provided. A ground mounted sign is located at the intersection of the two abutting streets. The total height proposed will not exceed eight feet in height and the total sign area will not exceed 100 square feet as typically allowed per the Chenal/Financial Center Design Overlay District. The applicant is proposing a reader board on the proposed monument sign. The sign is proposed with an electronic reader board. The reader board will comply with Section 36-548 of the Code of Little Rock Ordinances. Staff is supportive of the request. Building signage is proposed along the street sides of the building. The total sign area proposed is within the typical signage allowed in commercial zones or a maximum of ten percent of the total fagade area. In addition the signage as proposed has direct street frontage, also a typical requirement of the sign ordinance. The applicant is seeking a deferral of the required street construction to Chenal Parkway west of the proposed drive until the development of proposed Lot 3R Chenal Commercial Subdivision. Staff is not supportive of this request. Staff feels the street construction should be completed along the length of the applicant's ownership to facilitate traffic flow in the area. In addition the applicant is seeking a deferral of the streetlight requirement for proposed Lot 3R Chenal Commercial Subdivision. Staff also does not support this request. Staff feels the streetlight should be installed with the development of Lot 3. Staff is not supportive of the request. Staff feels the proposed uses requested, C-3, General Commercial District uses, for the future development area are inconsistent with the Land Use Plan amendment filed by the applicant. In addition staff feels the required street improvements and the required streetlights should be installed with the proposed development. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was no longer requesting a deferral of the streetlights or the street construction along Chenal Parkway. Staff stated the development was proposed utilizing C-1, Neighborhood Commercial Uses and the addition of a restaurant with through service. Staff stated they were supportive of the landscaping as proposed. Reverend Brock Patterson addressed the Commission with concerns. He stated the church was located to the west of the site and his concern was the noise the site would generate. He stated the educational facility was located along the common boundary of the site. FILE NO.: Z -4470-E (Cont. Staff stated there was a lot for future development located adjacent to the common lot line of the church. Staff stated in addition there was a piece of property 100 -feet wide which appeared to be under a separate ownership. Reverend Brock stated he was aware of the property and the church was working to determine ownership. He stated based on the proposed site plan he did not object to the proposed development. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 7 ayes, 0 noes, 2 absent, 1 recusal and 1 open position. NO.: 8. 1. Z -4470-E NAME: Wal -Green's Revised Long -form PCD LOCATION: located on the Northwest corner of Chenal Parkway and Wellington Hills Road Planning Staff Comments: 1. Provide notification of abutting property owners 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. Provide the days and hours of operation for the proposed development. 3. Is a dumpster proposed within the development? If so provide the location of the proposed dumpster facility. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the proposed site plan. 4. Provide details of the proposed ground signage including height area and location. Signage per the Chenal Overlay District typically allows a maximum sign height of eight feet and a total sign area not to exceed one hundred square feet. Signage is to be monument style signage. 5. Provide details of any proposed building signage including location and total sign area. 6. Provide the total building coverage in the general notes section of the site plan. 7. Provide the areas designated for landscaping and the percentage of the total site designated for landscaping. 8. Provide the proposed uses for the future development portion of the application. 9. Provide details of any proposed fencing including total height, location and construction material. 10. Provide the names of owners of the parcels located to the west of the site. 11. The entirety of the site is zoned PD -C including an area larger than the current request. The PD -C zoning should be revoked for the entire site allowing the underlying zoning to be restored to the remainder of the site. Variance/Waivers: None requested, Public Works Conditions: 1. Wellington Hills Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Due to right turn lane and dual left turn lanes, right-of-way will be required to be dedicated to 60 feet from centerline. 2. The site plan shows Wellington Village Road to be along the east property line. The correct street name is Wellington Hills Road. 3. With site development, provide the design of street conforming to the Master Street Item # 8.1. Plan. Construct one-half street improvement to Chenal Parkway including 5 -foot sidewalks with the planned development. The curb, gutter, and sidewalks should be continued to property line. The lane taper will be provided by striping. 4. Per the Master Street Plan a right turn lane should be provided on Wellington Hills Road and dual left turn lanes if not already constructed. 5. The western driveway should removed and the access easement fully constructed due landscape buffer should be to the proposed traffic pattern. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herwith proposed street improvements. 11. Coordinate design of traffic signal upgradeP or� p Plans to be forwarded to Traffic Engineering for approval. 12. If disturbed area is one (1) or tmore �����obtain ity pnorDtoshe start of construction. torm water permit from the Arkansas Department o Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this property. Enter : No comment received. Center -Paint Ener : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge o a��dno tchast es fTh s fethe e rwilln apply to all ll meter to this project in addition t g connections including any metered connections off the private fire system. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. Item # 8.1. 5. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 6. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development. A land use plan amendment for a change to Neighborhood Commercial is a separate item on this agenda (LU07-19-01). Master Street Plan: Chenal Parkway is shown as a Principal Arterial with Reduced Design Standards. 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 Chenal since it is a Principal Arterial. Wellington Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. Bicvcle Plan: A Class I bike route is shown on Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Pian: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial goal states "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed site plan reflects parking located within the landscape buffer. Please revise. 3. The landscape ordinance requires a small amount of building landscaping. The submitted plan reflects zero. A variance from this minimal requirement must be Item # 8.1 obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. An island cannot have hardscaping within to receive credit towards this minimum requirement. 5. An automatic irrigation system to water landscaped areas will be required. 6. A land use buffer will be required next to any residentially zoned abutting properties. Seventy percent of this buffer must remain undisturbed. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 8.1.