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HomeMy WebLinkAboutZ-4923-O Staff AnalysisNO.: Z-492 NAME: Shackleford Crossing (Wal -mart) Revised Long -form PCD LOCATION: Located at 2700 S. Shackleford Road DEVELOPER: Wal-Mart Estate Business Trust c.o Kutak Rock LLP Attn: Stuart Hindmarsh 234 E. Millsap Road, Suite 400 Fayeteville, AR 72703 ENGINFFR- Carlson Consulting Engineers 7068 Ledgestone Commons Bartlett, TN 38133 AREA: 22.95 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD C-2 and 0-2 Zoning District Uses Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Add areas of outdoor storage to the approved site plan VARIANCES/WAIVERS 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 uses would be allowed. The plan also showed four (4) out parcels along the FILE No - 7-4923-a Cont. 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. 19,699 adopted by the Little Rock Board of Directors on February 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. Can 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 (160) square feet. FILE NO.: Z-4923-0 (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 sighs. 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 -roam 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-4923-0 (Cont.) On July 9, 2013, the Little Rock Board of Directors reviewed a request to allow a modification to the previously approved site plan to add 43 additional parking spaces in the Tract B area (adjacent to this site) and increase the overall allowance for restaurant usage from 80,000 square feet to 90,000 square feet within the overall shopping center. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the approved site plan for Lot C Shackleford Crossing Subdivision (Wal -mart) to allow the placement of outdoor display of seasonal items. The applicant has identified the areas proposed for outdoor display including adjacent to the building and within the parking lot area near the lawn and garden center. The plan includes the placement of sales and display of bedding plants/trees/shrubs, mulch, potting soil, bagged lawn goods, landscape decorations, landscaping tools, grills, lawn mowers, and other outdoor merchandise yearly from February through August. The plan includes three areas of outdoor seasonal display to include year round display of merchandise such as plant materials, grills, mowers, deer stands, bicycles and/or Christmas trees which will be rotated as to the particular season. B. EXISTING CONDITION The shopping center has developed with a mix of retail uses. 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 not received any comment from area residents. All property owners located within 200 -feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request in need of addressing. Staff stated they were not supportive of allowing the 4 FILE NO.: Z-4923-0 (Cont. placement of the storage containers on the site either on a temporary or permanent basis. 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. E. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The applicant has revised their request to remove the placement of the storage containers for inventory storage on the site on a temporary or permanent basis. The request is to amend the approved site plan for Lot C to allow Wal -mart an area to place outdoor display of seasonal items. The plan indicates several areas for outdoor display including adjacent to the building and within the parking lot area near the lawn and garden center. The items to be placed within the outdoor display area include bedding plants/trees/shrubs, mulch, potting soil, bagged lawn goods, landscape decorations, landscaping tools, grills, lawn mowers, and other outdoor merchandise yearly from February through August. Adjacent to the building three (3) areas have been identified as areas for outdoor seasonal display to include year round display of merchandise such as plant materials, grills, mowers, deer stands, bicycles and/or Christmas trees which will be rotated as to the particular season. Staff is supportive of the requests. The applicant has indicated the placement of seasonal items within the parking lot and adjacent to the building in a similar manner as other similar type retailers. To staffs knowledge there are no remaining outstanding technical issues associated with the request. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of seasonal outdoor display on the site as proposed by the applicant. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the placement of seasonal outdoor display on the site as proposed by the applicant. 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 9 ayes, 0 noes and 2 absent. 5 City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 July 15, 2013 Wal-Mart Estate Business Trust c/o Kutak Rock LLP Attn Stuart Hindmarsh 234 E. Millsap Road, Suite 400 Fayetteville, AR 72703 Re: Shackleford Crossing (Wal -mart) Revised Long -form PCD (Z-4923- 0), located at 2700 S. Shackleford Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on July 11, 2013: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other: Meeting. This item will be forwarded to the Board of Directors for final action. The date of the hearing has not been determined. Once the date is set by the City Manager's office you will be notified of the date and time of the hearing. If you have 'any questions concerning any other matter please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator ITEM NO.: 7. Z-4923-0 NAME: Shackleford Crossing (Wal -mart) Revised Long -form PCD LOCATION: located at 2700 S. Shackleford Road Planninq Staff Comments: 1. Provide notification of the 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 June 26, 2013, The Office of Planning and Development must receive the proof of notice no later than July 5, 2013. 2. Staff has concerns with the placement of the storage modules on site. Other request from this development have been denied the ability to use the storage modules even on a temporary basis. The modules which are on-site today for JC Penny is for the contractor to store materials and not inventory for the store. The item was not routed to the various other departments or reporting agencies since the request is to allow the placement of seasonal outdoor storage on the site. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This 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 revision to the previously approved PCD (Planned Commercial District) zoning to allow for seasonal outdoor display for the existing Wal- Mart store. Master Street Plan: Shackleford Road is shown as a Minor Arterial 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 Shackleford Road since it is a Minor Arterial. This street 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: No comment. 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, June 26, 2013. Item # 7. ITEM NO.: 8. Z -4923-P NAME: Shackleford Crossing Lot 3 Revised Long -form PCD LOCATION: located in the 2800 Block of S. Shackleford Road Planning Staff Comments: 1. Provide notification of the 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 June 26, 2013. The Office of Planning and Development must receive the proof of notice no later than July 5, 2013. 2. There has been questioned concerning the murals as to if they were signage or an architectural feature. The front mural is 8' H x 17' L and the rear is 11'-6" H x 25' L. The request includes the placement of signage on all 4 -facades. The building has entrance drives on the north and south sides of the building, the shopping center to the west and the street to the east. The item was not routed to the various other departments or reporting agencies since the request is to add additional signage on the building (4 -sides). Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This 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 revision to the previously approved PCD (Planned Commercial District) zoning to allow for additional signage on an out -parcel within the development. Master Street Plan: Shackleford Road is shown as a Minor Arterial 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 Shackleford Road since it is a Minor Arterial. This street 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: No comment. 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, June 26, 2013. Item # 8.