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HomeMy WebLinkAboutZ-4923-N Staff AnalysisFILE NO.: Z -4923-N NAME: Shackleford Crossing Revised Long -form PCD LOCATION: Located on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: Shackleford Crossing Investors LLC 2525 McKinnon Street, Suite 700 Dallas, TX 75201 ENGINEER: Development Consultants Inc. 2200 N Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 98.40 acres NUMBER OF LOTS: 18 lots & tracts FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES District uses C-2, Shopping Center District and 0-2, Office and Institutional PROPOSED ZONING: Revised PCD PROPOSED USE: Add additional parking and increase the allowable restaurant space VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2, Shopping Center District permitted uses, the south 20 acres being 0-2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where 0-2, Office and Institutional District and C-2, Shopping Center District permitted FILE NO.: Z -4923-N (Cont uses would be allowed. The plan also showed four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase 1, the commercial portion of the project and one (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen (16) lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. All the conditions that were a part of the approved Conceptual PCD were incorporated into the submittal with one (1) revision. The one (1) change requested from the prior conditions was to increase the allowable restaurant square footage and place a minimum parking ratio requirement for restaurants on the site as imposed by the developer. Ordinance No, 19,599 adopted by the Little Rock Board of Directors on Febrriary 20, 2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. On May 8, 2008, the Little Rock Planning Commission recommended approval of a request to allow a revision to the previously approved PCD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Wal-Mart retail store. The approval allowed for development of a four (4) story 92 room hotel with paved drives and parking. The hotel was not proposed with any amenities such as conference rooms, a restaurant or a bar. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. The Board of Directors approved the request on June 3, 2008, by the adoption of Ordinance No. 19,980. On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the conditions. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses for the office portion of the development and to increase the amount of restaurant square footage approved for the development. The revision allowed 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The approval also allowed a hotel on Lot 11 which is located near the southwest corner of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms. The hotel would not have a restaurant or bar associated with it but a 1,200 square foot meeting room was proposed. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (150) square feet. 2 FILE NO.: Z -4923-N Cont. On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker Barrel to allow the placement of temporary storage modules within the rear parking area of the restaurant to serve as temporary inventory storage for seasonal sales. The denial was not appealed to the Board of Directors for reconsideration. On February 25, 2010, the Little Rock Planning Commission was to hear a request to allow the development of Lot 5B (an out -parcel located on South Shackleford Road) with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to the Commission hearing the request. Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010, allowed a revision to the PCD to allow the construction of a four (4) story hotel containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision. The development was proposed containing 80 parking spaces. The hotel was proposed as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and indoor pool area but did not include a full service restaurant or bar. This hotel was not constructed. Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011, allowed a revision to the PCD by splitting Lot 4B into Lots 4B -R2 (+/- 0.81 acres) and 4D (+/- 1.0 acres). The approval allowed an express tunnel carwash to be developed on Lot 413-R2. The carwash has been constructed. On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647 allowing a modification to the previously approved pylon signs. The height nor the width of the existing signs changed. The height of the signs was 35 -feet with a signage area of 340 square feet. The approval added additional panels to the lower portion of the sign which were open. The additional space added up to eight (8) panels on each pylon sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum additional sign area approved was 240 square feet On December 13, 2012, the Planning Commission provided a recommendation of approval for a revision to the PCD for Lot 5B to allow the construction of a 4 -story 82 -room hotel. The maximum building height indicated was 60 -feet. The cover letter stated within the hotel there would be meeting room space, a business center, a fitness center and a lobby bar. The hotel would offer an evening manager's reception. The applicant requested the item not be forwarded to the Board of Directors for final approval. On April 18, 2013, The Little Rock Planning Commission approved a revision to the PCD zoning for Lot 5B to allow the construction of a hotel with a maximum height of 60 -feet. The hotel included a continental breakfast area and a fitness center. There were no plans to include a hotel bar or restaurant. A manager's reception area was proposed to occasionally serve beer and wine. A total of 93 parking spaces were to be provided, including four (4) handicap spaces per ADA requirement. The item was placed on the Board of Directors agenda for May 21, 2013. 3 FILE NO.: Z-4923-N(Cont.) A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting to amend the previously approved site plan to add 43 additional parking spaces in the Tract B area (adjacent to the Wal -mart tract) and increase the overall allowance for restaurant usage from the existing 80,000 square feet to 90,000 square feet. All other aspects of the approved PCD remain unchanged. B. EXISTING CONDITIONS: The shopping center has developed with a mix of retail uses including a Wal-Mart store within the southern portion of the commercial development area. Comcast is located within the development and two (2) hotels have been constructed within the office portion of the development. A third hotel is currently under review for the remaining lot located on Crossings Court. Along Shackleford Road there are several restaurants and an express tunnel carwash located on out - parcels. A hotel was recently recommended for approval on the corner of Shackleford Road and Crossings Court. Of the four remaining outparcels on Shackleford Road three are currently being reviewed by restaurant users. Other uses in the area include Camp Aldersgate to the east, a vacant property to the southeast approved as a PCD for a mixed use development containing residential, office and retail uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from Camp Aldersgate indicating they are not concerned with the proposed revision to add parking and increase the restaurant square footage. All property owners located within 200 -feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. 2. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. 4 FILE NO.: Z -4923-N Cont. Center -Point Energy: No comment received. AT & 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 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 Little Rock Fire Department is required. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply, to all connections including metered connections off the private fire system. 7. 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center route. 6 FILE NO.: Z -4923-N (Cont. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for additional parking spaces and restaurant space as part of this development. Master Street Plan: Shackleford Road is shown as a Minor Arterial and 1-430 is shown as a Freeway on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial. Freeways are intended to serve through long distance trips, they are always designed as full access control roads (no direct access). These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There are no bike routes shown in the immediate vicinity. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum in some areas. 3. An automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) Mr. Robert Brown was present representing the request. Staff presented an overview of the development stating there were no remaining outstanding technical issues associated with the request. There was no further discussion of D FILE NO.: Z -4923-N (Co the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the May 8, 2013, Subdivision Committee meeting. The request is to amend the previously approved site plan to add 43 additional parking spaces in the Tract B area along the western property line of the Wal -mart tract and increase the overall allowance for restaurant usage from the existing 80,000 square feet to 90,000 square feet. The shopping center has developed with a number of out -parcels and a large retailer. The development has been platted into Lots A, B and C and 13 out -parcels. There are two tracts, one for open space and access and the second as parking and buffer. Tract B which is proposed for the additional parking and contains 2.16 acres. There are no buildings located on Tract B. The overall development allows 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The current request would increase the total site restaurant space allowed to 90,000 square feet. The out -parcels would remain with a maximum of 55,000 square feet of restaurant space. Staff is supportive of the request. There are no other changes proposed for the site and all other aspects and conditions of the approved PCD remain unchanged. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 30, 2013) 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. 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 8 ayes, 0 noes, 2 absent and 1 open position. 7 ITEM NO.: 12. Z -4923-N NAME: Shackleford Crossing Revised Long -form PCD LOCATION: located on the Southwest corner of 1-430 and Shackleford Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. VarianceNVaivers: Public Works Conditions: 1. 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. 2. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and Item # 12. annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 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 Little Rock Fire Department is required. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. 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 De artment: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center route Parks and Recreation: No comment received. Planning Divisions This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for additional parking spaces and restaurant space as part of this development. Master Street Plan: Shackleford Road is shown as a Minor Arterial and 1-430 is shown as a Freeway on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial. Freeways are intended to serve through long distance trips, they are always designed as full access control roads (no direct access). These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: Item # 11 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/ feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum in some areas. 3. An automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six (5) inch caliper or larger. Revised lat/ fan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 15, 2013. Item # 12.