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HomeMy WebLinkAboutZ-4470-F Staff AnalysisFILE NO.: Z -4470-F NAME: Lot 3R Chenal Commercial Park Revised Short -form PCD LOCATION: Located in the 15500 Block of Chenal Parkway DEVELOPER: United States Beef Corporation 4923 East 49th Street Tulsa, OK 74135 FN(,INIFFR- Development Consultants, Inc. Attn. Robert Brown 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 0.81 acres CURRENT ZONIN ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-1, Neighborhood Commercial Uses and the allowance of a restaurant with drive-through service Revised PCD Restaurant with drive-through service VARIANCES/WAIVERS REQUESTED: None requested. 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. 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 FILE NO.: Z -4470-F Cont. 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. Ordinance No. 19,799 adopted by the Little Rock Board of Directors on August 6, 2007, approved a PCD request to allow a replat of Lot 3 to create two lots and approved a site plan for the construction of a retail store on one of the lots. The store design was proposed as a typical Walgreen's prototype, which contained approximately 14,820 square feet. A drive -up window for a pharmacy was approved. The site plan provided for a total of 60 parking spaces, four (4) of which would be designated for handicap use only. Access to the site was approved 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 was approved as a shared access with this lot. The uses approved were those listed in the C-1, Neighborhood Commercial zoning district and a restaurant with drive-through service. A. PROPOSAUREQUEST: The applicant is requesting approval for a revision to the previously approved PCD for Lot 3R of the Chenal Commercial Park Subdivision. The proposed use for the site is a restaurant with a drive-through service window, as allowed under the previous PCD approval. Access is proposed through an existing common drive and access easements, shared with Walgreen's at the southeast corner. No new curb cuts are proposed. The building is proposed containing 3,055 square feet with an additional 363 square feet of outdoor dining. The site plan indicates the placement of 33 parking spaces. A single monument sign eight feet in height and 100 square feet in area is proposed along the Chenal Parkway frontage. Building signage is proposed consistent with signage typically allowed in commercial zones. 2 FILE NO.: Z -4470-F B. EXISTING CONDITIONS: The property is relatively flat and is heavily wooded. The drive extending from Chenal Parkway was installed with the recent development of Walgreen's on Lot 3 of the Chenal Commercial Park Subdivision. The property to the west was recently approved as a PD -C for Christian Brother Automotive. Property to the north is vacant and wooded. South of the site is Chenal Parkway, a median divided roadway, with commercial and office uses located on the south right of way line. Other uses in the area include new car automobile dealerships to the east and west, a church to the west and a grocery to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Parkway Place Property Owners Association, the Villages of Wellington Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. All driveways shall be concrete aprons per City Ordinance. 4. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Enter : No comment received. Center -Point Enema: 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. A short water main extension may be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain 3 FILE NO.: Z -4470-F Cont. information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer; licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. not contain additives such as antifreeze shall b check valve assembly. If additives are used, a preventer shall be required. Fire Department: Approved as submitted. County Plannin : No comment. Fire sprinkler systems which do e isolated with a double detector reduced pressure zone backflow CATA: The site is not located on a dedicated CATA Bus Route, F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway 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 Chenal Parkway since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is planned along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan. Their Commercial Development Goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." I:I FILE NO.: Z -4470-F Cont. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 3. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 4. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 5. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 6. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 7. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. - G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Robert Brown of Development Consultants was present representing the request. Staff presented the item stating the use was approved with the approval of the Walgreen's PCD. Staff stated the approval did not include the placement of a building envelope or parking. 47 FILE NO.: Z -4470-F Cont. Mr. Brown questioned the comment concerning the screening requirements for the order board. Staff stated the ordinance required all order boards to be screened or be approved a variances. Mr. Brown stated there were a number of boards around town which were not screened and questioned if all had variances. Staff suggested Mr. Brown provide in a response letter justification for not providing the screening. Staff also questioned signage and building signage and requested Mr. Brown provide notes on the site plan concerning the proposed placement and total square footages or percentage of the fagade area for building signage. Public Works comments were addressed. Staff stated the site plan for Christian Brothers was approved with a cross access. Staff stated the plan presented for the current request did not include the placement of a cross access drive. Mr. Brown stated the plat approved for the Walgreen's and this lot did include provisions for cross access through the bill of assurance and restrictive covenants. Mr. Brown stated the covenants did not provide for cross access to the property to the west. He stated the developers of the restaurant did not wish to provide the connection and run the risk of potential conflicting traffic movements. Landscaping comments were addressed. Staff stated the comments provided were informational because the site plan as presented appeared to be in compliance with the zoning buffer ordinance and the landscape ordinance. 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. H. ANALYSIS: Mr. Brown submitted a revised site plan to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. Mr. Brown has submitted a letter requesting to not screen the order board as typically required by Section 36-298. Mr. Brown states the screening is not necessary based on the lack of conflicting uses and the proximity to residential uses in the area. The revised plan provides the total square footage of the proposed signage and a note stating the signage will comply with the DOD for this corridor. The request also includes the allowance of an electronic reader board as a part of the total sign area. The development is proposed as a restaurant with a drive-through window service. The building is proposed with 3,055 square feet and an outdoor dining area is proposed containing 363 square feet. The parking typically required for a restaurant containing 3,418 square feet is 34 parking spaces. The site plan indicates the placement of 33 on-site parking spaces. Although the site plan is indicated with one parking space less than the typical ordinance requirements staff does not feel the lack of one parking space will significantly impact the development. Staff is supportive of the parking as proposed. C FILE NO.: Z -4471-F Cont. The property is covered under the Chenal/Financial Center Parkway Design Overlay District. The Overlay has criteria in place regulating Signage and Lighting. The Overlay states signage will comply with the Little Rock Sign Ordinance except for ground mounted signs. The maximum size of principal site signs along Chenal/Financial Center Parkway is one hundred square feet of sign area and a maximum height of eight feet. Each landowner is permitted to have one sign per parcel except for parcels fronting on two different streets upon which one per street frontage may be erected. The signs are to be monument type signs. The signage proposed is consistent with signage allowed per the DOD. Building signage is proposed on the front of the building along Chenal Parkway limited to a maximum of ten percent of the total fagade area. The DOD also regulates lighting and utilities. Parking lot lighting must be designed and located in such a manner so as to not disturb the scenic appearance of the corridor. Lighting will be directed to the parking areas and not reflect to adjacent parcels: All lighting and other utilities on lots adjacent to Chenal/Financial Center Parkway must be underground. Notwithstanding the foregoing limitation, no overhead utilities may be constructed within 100 feet of the Chenal/Financial Center Parkway right of way. The development as proposed will comply with the lighting requirements of the Chenal/Financial Center Parkway Design Overlay District. The site is proposed with hours from 10:00 am to 11:00 pm daily. The hours of dumpster service are limited to daylight hours only. The building is proposed as a single story building. The landscaping as proposed is in compliance with the typical standards of the landscape and buffer ordinances. Staff is supportive of the request. The proposed use of the property was approved with the original PCD. The development is indicated with landscaping, setback and building heights as typically allowed in commercial zones. The site plan is indicated in compliance with the Chenal/Financial Center Parkway DOD with regard to signage and lighting. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development as proposed will not significantly impact the abutting properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the request to not screen the menu order board as typically required per Section 36-298. 7 FILE NO.: Z -4470-F Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant 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 ❑, E and F of the agenda staff report. Staff also presented a recommendation of approval of the request to not screen the menu order board as typically required per Section 36-298. 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. September 3, 2009 ITEM NO.: 4 FILE NAME: Lot 3R Chenal Commercial Park Revised Short -form PCD LOCATION: Located in the 15500 Block of Chenal Parkway DEVELOPER: United States Beef Corporation 4923 East 491h Street Tulsa, OK 74135 ENGINEER: Development Consultants, Inc. Attn. Robert Brown 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 0.81 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD Z-44 FT. NEW STREET: 0 LF C-1, Neighborhood Commercial Uses and the allowance of a restaurant with drive-through service Revised PCD Restaurant with drive-through service VARIANCESI NAIVERS REQUESTED: None requested. 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. 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 September 3, 2009 SUBDIVISION ITEM NO.: 4 (Cont.) _ FILE NO.: Z -4470-F 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. Ordinance No. 19,799 adopted by the Little Rock Board of Directors on August 6, 2007, approved a PCD request to allow a replat of Lot 3 to create two lots and approved a site plan for the construction of a retail store on one of the lots. The store design was proposed as a typical Walgreen's prototype, which contained approximately 14,820 square feet. A drive -up window for a pharmacy was approved. The site plan provided for a total of 60 parking spaces, four (4) of which would be designated for handicap use only. Access to the site was approved 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 was approved as a shared access with this lot. The uses approved were those listed in the C-1, Neighborhood Commercial zoning district and a restaurant with drive-through service. A. PROPOSAUREQUEST: The applicant is requesting approval for a revision to the previously approved PCD for Lot 3R of the Chenal Commercial Park Subdivision. The proposed use for the site is a restaurant with a drive-through service window, as allowed under the previous PCD approval. Access is proposed through an existing common drive and access easements, shared with Walgreen's at the southeast corner. No new curb cuts are proposed. The building is proposed containing 3,055 square feet with an additional 363 square feet of outdoor dining. The site plan indicates the placement of 33 parking spaces. A single monument sign eight feet in height and 100 square feet in area is proposed along the Chenal Parkway frontage. Building signage. is proposed consistent with signage typically allowed in commercial zones. 2 September 3, 2009 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.- Z -4470-F B. EXISTING CONDITIONS: The property is relatively flat and is heavily wooded. The drive extending from Chenal Parkway was installed with the recent development of Walgreen's on Lot 3 of the Chenal Commercial Park Subdivision. The property to the west was recently approved as a PD -C for Christian Brother Automotive. Property to the north is vacant and wooded. South of the site is Chenal Parkway, a median divided roadway, with commercial and office uses located on the south right of way line. Other uses in the area include new car automobile dealerships to the east and west, a church to the west and a grocery to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Parkway Place Property Owners Association, the Villages of Wellington Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. All driveways shall be concrete aprons per City Ordinance. 4. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to the project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 3 September 3, 2009 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -4470-F Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A short water main extension may be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreezE; shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Approved as submitted. Count Plannin : 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 Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway 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 Chenal Parkway since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 0 September 3, 2009 SUBDIVISION ITEM NO.: 4 (Cont.l FILE NO.: Z -4470-F Bic cle Plan: A Class I bike route is planned along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood - Action Plan. Their Commercial Development Goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landsca e: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 3. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 4. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 5. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 6. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the: dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 7. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck 61 September 3, 2009 SUBDIVISION ITEM NO.: 4 Cant. FILE NO.: Z -4470-F loading or service areas not open to public parking. These areas must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Robert Brown of Development Consultants was present ntt ved wi hrthe approval the request. Staff presented the item stating the use was app of the Walgreen's PCD. Staff stated the approval did not include the placement of a building envelope or parking. Mr. Brown questioned the comment concerning the screening requirements for the order board. Staff stated the ordinance required all order boards to be screened or be approved a variances. Mr. Brown stated there were a number of boards around town which were not screened and questioned if all had variances. Staff suggested Mr. Brown provide in a response letter justification for not providing the screening. Staff also questioned signage and building signage and requested Mr. Brown ovi the site alconcerning nproposed the placeent odtolsquare ootages or percentage o the fagade ara for building signage. Public Works comments were addressed. Staff stated the site plan for Christian Brothers was approved with a cross access. Staff stated the plan presented for the current request did not include the placement of a cross access drive. Mr. Brown stated the plat approved for the Walgreen's and this lot did include provisions for cross access through the bill of assurance and restrictive covenants. Mr. Brown stated the covenants did not provide for cross access to the property to the west. He stated the developers of the restaurant did not wish to provide the connection and run the risk of potential conflicting traffic movements. Landscaping comments were addressed. Staff stated the comments provided were informational because the site plan as presented appeared to be in compliance with the zoning buffer ordinance and the landscape ordinance. 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. H. ANALYSIS: Mr. Brown submitted a revised site plan to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. Mr. Brown has submitted a letter requesting to not screen the order board as typically required by Section 0 September 3, 2009 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -4470-F 36-298. Mr. Brown states the screening is not necessary based on the lack of conflicting uses and the proximity to residential uses in the area. The revised plan provides the total square footage of the proposed signage and a note stating the signage will comply with the DOD for this corridor. The request also includes the allowance of an electronic reader board as a part of the total sign area. The development is proposed as a restaurant with a drive-through window service. The building is proposed with 3,055 square feet and an outdoor dining area is proposed containing 363 square feet. The parking typically required for a restaurant containing 3,418 square feet is 34 parking spaces. The site plan indicates the placement of 33 on-site parking spaces. Although the site plan is indicated with one parking space less than the typical ordinance requirements staff does not feel the lack of one parking space will significantly impact the development. Staff is supportive of the parking as proposed. The property is covered under the Chenal/Financial Center Parkway Design Overlay District. The Overlay has criteria in place regulating Signage and Lighting. The Overlay states signage will comply with the Little Rock Sign Ordinance except for ground mounted signs. The maximum size of principal site signs along Chenal/Financial Center Parkway is one hundred square feet of sign area and a maximum height of eight feet. Each landowner is permitted to have one sign per parcel except for parcels fronting on two different streets upon which one per street frontage may be erected. The signs are to be monument type signs. The signage proposed is consistent with signage allowed per the DOD. Building signage is proposed on the front of the building along Chenal Parkway limited to a maximum of ten percent of the total facade area. The DOD also regulates lighting and utilities. Parking lot lighting must be designed and located in such a manner so as to not disturb the scenic appearance of the corridor. Lighting will be directed to the parking areas and not reflect to adjacent parcels. All lighting and other utilities on lots adjacent to Chenal/Financial Center Parkway must be underground. Notwithstanding the foregoing limitation, no overhead utilities may be constructed within 100 feet of the Chenal/Finandial Center Parkway right of way. The development as proposed will comply with the lightinct requirements of the Chen al/Fina ncial Center Parkway Design Overlay District. The site is proposed with hours from 10:00 am to 11:00 pm daily. The hours of dumpster service are limited to daylight hours only. The building is proposed as a single story building. The landscaping as proposed is in compliance with the typical standards of the landscape and buffer ordinances. Staff is supportive of the request. The proposed use of the property was approved with the original PCD. The development is indicated with landscaping, rA September 3, 2009 SUBDIVISION ITEM NO. 4 {Cont. ILE NO.: Z-44 setback and building heights as typically allowed in commercial zones. The site plan is indicated in compliance with the Chenal/Financial Center Parkway DOD with regard to signage and lighting. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development as proposed will not significantly impact the abutting properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the request to not screen the menu order board as typically required per Section 36-298. PLANNING COMMISSION ACTION. (SEPTEMBER 3, 2009) The applicant 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. Staff also presented a recommendation of approval of the request to not screen the menu order board as typically required per Section 36-298. 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. IQ DEVELOPMENT _CONSULTANTS INCORPORATED August 14, 2009 Ms. Donna James City of Little Rock Department of Planning & Development 723 West Markham Street Little Rock, Arkansas 72201 RE: Lot 3R Chenal Commercial Park Revised Short Form PCD DCI Project #09-133 Dear Donna: Enclosed are four copies of our revised PCD Site Plan for the above referenced application. Our written responses to the comments given at Subdivision Committee are as follows: Planning Staff Commen#s: 1. Response: Surrounding property owner notices were mailed on August 13 and notification evidence has been provided to your office. 2. We are requesting not to screen the order board in this plan given the lack of conflict with potential residential uses. 3. Dumpster pick-ups will be limited to daylight hours. 4. The daily hours of operation will be 10:00 AM to 11:00 PM. 5. The site plan provides 33 parking spaces to include the gross area of the building and the outdoor dining area. 6. Proposed signage will conform to the DOD district requirements of a monumnent style sign, 8 feet maximum height and 100 SF maximum area, as stated an the plan. We also request that a part of the sign may be an electronic reader board area. 7. No fencing is proposed around the outdoor seating area. There is a landscape area that separates the seating area from the drive. Public Works Conditions: 1. Any existing curb or sidewalk that is damaged will be repaired as required. 2. A grading permit will be obtained as required. 3. No new drive aprons are proposed. This site will use the existing Walgreen's drive under a shared access easement. 4. No cross access to the Christian Brothers site is proposed at this time. The owner may consider cross access at a future time. G:\2009\09 -133\09133c SC Response.doc Engineering Planning e Land Surveying Landscape Architecture 2200 North Rodney Parham Road, Suite 220 - Little Rock, Arkansas 72212 - Telephone 501.221-7880 - Fax 501-221-7882 509 West Spring Street, Suite 135 - Fayetteville, Arkansas 72701 - Telephone 479-44+7880 - Fax 479-251-8210 Page Two August 17,2009 Utilities and Fire Department/County Department/CountyPlanning. Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Will comply. LRFD approval is already provided as stated in the review comment below. Fire Department: Approved as submitted. 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 Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Existing right-of-way dedications and street improvements are in place and meet the minimum standards required. Bicycle Plan: A Class I bike route is planned along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan. Their Commercial Development Goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landscape: 1. The site plan complies with the City's minimal landscape and buffer ordinance requirements. 2. A detailed landscape plan will be provided with the final construction plans. 3. Perimeter landscape strips are provided that meet or average the minimum dimensions required. 4. The street buffer provided exceeds the minimum requirement. G:\2009\09 -133\09133c SC Response.doc Page Three August 17, 2009 5. The interior landscape area provided exceeds the minimum area as shown in the attached sketch plan. Tree planting requirements will meet minimum standards. 6. Interior landscape islands counted for credit will meet or exceed the minimum width requirement. 7. The trash containment screen will be masonry construction and will meet the minimum height requirements. 8. Building area landscape requirements meet the minimum standards as shown in the attached sketch plan. Please contact my office if you have any questions or require additional information. Sincerely, Development Consultants Incorporated 4Rob4MBrown Vice President G:\2009\09 -133\09133c SC Response.doc ITEM NO.: 4. Z-44 NAME: Lot 3R Chenal Commercial Park Revised Short -form PCD LOCATION: located in the 15500 Block of Chenal Parkway Plannina Staff Comments: 1. Provide notification of all 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 August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. The order board must be screened per Section 36-298. 3. Provide the hours of dumpster service. The Walgreen's was approved to limiting the trash compacting and pick-up to daylight hours. 4. Provide the days and hours of the restaurant operation. 5. The site plan indicates the placement of 33 parking spaces. 30 parking spaces is typically required for a restaurant business. 6. Provide details of the proposed signage including ground mounted and building signage. The site is located within the Financial Center/Chenal Parkway Design Overlay District. The ground mounted signage is limited to eight (8) feet in height and one -hundred (100) square feet in area. Building signage is limited to a maximum of ten (10) percent of the facade area abutting a public street. 7. Will fencing be placed around the outdoor seating area? If so indicate the maximum height of the fencing proposed. 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. All driveways shall be concrete aprons per City Ordinance. 4. The Christian Brothers development plan adjacent to the west was approved with a shared access with this lot. The access is not shown on the plan. 5. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Item # 4. 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. A short water main extension may be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Approved as submitted. 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 Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway 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 Chenal Parkway since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is planned along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Item # 4 Neighborhood Action Plan: This area is covered by. the Rock Creek Neighborhood Action Plan. Their Commercial Development Goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 4. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 5. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 6. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 7. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 8. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. ThE;se areas must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 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 19, 2009. Item # 4.