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HomeMy WebLinkAboutZ-5097-G Staff AnalysisJune 3, 2004 ITEM NO.: 8 FILE NO_: Z -5097-H NAME: Chenal Valley Phase 2 Commercial Lot 3 Zoning Site Plan Review LOCATION: South of Cantrell Road, East of Chenal Parkway DEVELOPER: Metropolitan National Bank P.O. Box 8010 Little Rock, AR 72203 ENGINEER: WD & D Architects 400 West Capitol Avenue Little Rock, AR 72201 AREA: 1.41 Acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 FT. NEIN STREET: 0 C-3, General Commercial District, with a condition of site plan review 19 — Chenal 42.11 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the construction of a 3,500 square foot branch bank facility on this previously platted lot. The proposed site plan includes the development of four -covered drive through lanes. The applicant indicates the days and hours the bank will operate are from 8:00 am to 5:00 pm Monday through Friday and from 9:00 am to 12:00 noon on Saturday. The proposed site plan indicates the maximum building height as twenty-eight feet. The site plan also indicated signage will comply with the Chenal Parkway Design Overlay District or a single monument style sign and a maximum of eight feet in height and one hundred square feet in area. June 3, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: 2-5097-H B. EXISTING CONDITIONS: The site has been cleared for construction for the Wal-Mart Super Center. Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four -lane road with a center turn lane at the intersection of Chenal Parkway and Cantrell Road. Boundary street improvements to Chenal Parkway are currently under construction. Other uses in the area include a Quick Stop Service Station on the northwest corner and mini -warehouses on the northeast corner of Chenal Parkway and Cantrell Road. The southwest corner is zoned C-3, General Commercial and is currently undeveloped. Vacant 0-2 zoned property is located to the south of the site with OS zoned property located between the office zoning and the single- family residential located further southeast. South and west of the proposed development are also single-family residences adjoining vacant 0-2 and C-2 zoned property across Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association and the DuQuesne Place Property Owners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. All right-of-way and easement locations and widths were established with previous plats. Boundary street improvements are under construction. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention requirements were addressed in a previous plat. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. 2 June 3, 2004 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: 7-5097-H Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Counly Planning: No comment received. CATA: No comment received. F. ISSUESITECHN ICALIDES IGN: Planning Division: No comment. Landscaye: Areas set aside for buffer and landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Richard Powell was present representing the request. Staff noted the request was an out parcel of the Wal-Mart site. Staff stated the Commission had approved a plat for the proposed lot at their March 11,2004 Public Hearing. Staff requested the applicant provide additional information concerning signage, days and hours of operation and any proposed dumpster locations. Staff also requested the applicant label all setbacks from the property lines. Public Works comments were addressed. Staff noted the proposed plan met with City requirements and staff was supportive of the indicated easements and widths. Staff also noted boundary street improvements were currently under construction on Chenal Parkway. Landscaping comments were addressed. Staff noted the areas indicated as buffer and landscaping met with ordinance requirements. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 June 3, 2004 SUBDIVISION ITEM NO.: 8 Cont.) FILE NO.: 2 -5097-H H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated a single monument style sign will serve the site consistent with the Chenal/Financial Center Design Overlay District standard. The applicant has indicated the sign will be a maximum of eight feet in height and one hundred square feet in area. Staff is supportive of the proposed signage. The applicant has indicted the days and hours of operation for the drive-through facility as 8:00 am to 6:00 pm Monday through Friday. The applicant has indicated the lobby hours as 8:30 am to 6:00 pm Monday through Friday and from 9:00 am to Noon on Saturday. Staff is supportive of the indicated days and hours of operation. The proposed site plan indicates buffers and landscaping sufficient to meet ordinance requirements. The applicant has indicated landscape areas will be irrigated. Staff is supportive of the proposed landscaping plan. The proposed site plan indicates nineteen parking spaces. Based on typical minimum parking required for an office development the site would be require eight parking spaces. The proposed parking exceeds the typical minimum parking requirement. The applicant has indicated the dumpster on the proposed site plan. The dumpster will be located on the northeastern portion of the site, away from the street. The site plan indicates the dumpster will be screened per the ordinance or at least two feet above the finished grade of the container on at least three sides. Staff is supportive of the proposed dumpster placement and screening. The Chenal/Financial Center Design Overlay District requires all utilities located within one hundred feet of the right-of-way be constructed underground. The applicant has indicated all utilities will be constructed underground per the ordinance requirement. The applicant has indicated the minimum building setbacks on the proposed site plan. The applicant has indicated a minimum front yard setback of ninety-five feet and a minimum rear yard setback of thirty -feet. The ordinance typically requires a front yard building line of twenty-five feet and minimum rear yard setback of twenty-five feet. The indicated front and rear setbacks are more than adequate to meet the minimum ordinance requirement. The lot is located adjacent to an access and utility easement to the north and south. No side yard setback is required for the proposed lot. 4 June 3, 2004 SUB )VISION ITEM NO.: 8(Cont.)-FILE NO.: Z -5097-H Staff is supportive of the proposed request. The applicant has indicated development criteria consistent with the Chenal/Financial Center Design Overlay District and sufficient to meet the minimum requirements for C-3, General Commercial District zoned property. To staffs knowledge there are no outstanding issues associated with the proposed request. L STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. i ITEM NO.: 8 FILE NO.: Z -5097-H NAME: Chenal Valley Phase 2 Commercial Lot 3 Zoning Site Plan Review LOCATION: South of Cantrell Road, East of Chenal Parkway Planning Staff Comments: 1. 2. 1 r 3. 4. 5. 6. 7. 8. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Provide details of any proposed signage on the proposed site plan (heightlareallocation). Signage must comply with the Chenal Parkway Design Overlay District or a maximum of eight feet in height and one hundred square feet in sign area. Provide more specific days and hours of operation in the General Notes section of the proposed site plan. Provide the maximum building height in the general notes section of the proposed site plan. Provide an existing survey of the site. Will there be a dumpster located on the site? If so indicated the location along with a note concerning the screening. Site lighting must be low level and directional, directed inward away from residentially zoned property. Label all setbacks from property lines. VariancelWaivers: None requested. Pi ffi ir. Wnrks- All right-of-way and easement locations and widths were established with previous plats. Boundary street improvements are under construction. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any lard 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. Storm water detention requirements were addressed in a previous plat. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water at 992- 2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. �] Landscape: Areas set aside for buffer and landscaping meet with ordinance requirements. Revised plat//plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. March 11, 2004 ITEM NO.: 18 FILE NO.: Z -5097-G NAME: Wal-Mart Revised Zoning Site Plan Review LOCATION: On the Southeast corner of Cantrell Road and Chenal Parkway DEVELOPER: Wal-Mart Store, Incorporated 702 S.W: 8t" Street Bentonville, AR 72716-0550 ENGINEER: Carlson Consulting Engineers 7731 Highway 70, Suite 210 Bartlett, TN 38133 CURRENT ZONING: C-3, with conditions — General Commercial District with site plan review. ALLOWED USES: General Commercial PROPOSED ZONING: C-3 PROPOSED USE: C-3, General Retail — Wal-Mart Super center VARIANCESNVAIVERS REQUESTED: A variance to allow an off premise sign. BACKGROUND: On December 20, 1988, the Board of Directors adopted Ordinance No. 15,603, which rezoned several tracts of land as a part of the Deltic Master Plan from Residential zoning to various multi -family, office and commercial zoning districts. That action rezoned 7.860 acres located at the southeast corner of Highway 10 and Chenal Parkway from R-2 to C-3. The approval of the C-3 zoning was conditioned upon a site plan review, by the Planning Commission, prior to development and a provision of a 40 -foot landscaped setback adjacent to Highway 10 and the Chenal Parkway. Ordinance No. 16,459 rezoned additional properties contained within the proposed Wal-Mart site. The Ordinance was approved by the Board of Directors on July 20, 1993, and rezoned 8.7051 acres from R-2 to C-3, General Commercial. March 11, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z -5097-G Ordinance No. 18,628, adopted by the Board of Directors on January 2, 2002, rezoned an additional 10.92 acres from R-2 to C-3, General Commercial. This area was to the south of the C-3 zoned property and adjacent to Chenal Parkway. At the time of rezoning the applicant also requested and was approved rezoning further south. The zoning approved was 0-2 on 10 plus acres adjacent to the Parkway and 10 plus acres of OS zoning nearer the single-family neighborhood to the east. As a condition of the 1988 zoning, approximately six (6) acres of the site was subject to site plan review. The applicant submitted a proposed site plan for review by the Little Rock Planning Commission at their October 31,2002 Public Hearing. The Commission approved the proposed site plan with a modification to the pole height of the proposed lighting in the parking lot. The applicant intended to develop the 28.4 acres as a 210,396 square foot Wal-Mart Super center, associated parking and service areas. The parking lot consisted of 988 parking spaces, including 24 handicap accessible parking spaces. Two driveways were to provide access to the proposed project from Cantrell Road and two driveways from Chenal Parkway. The southernmost driveway on Chenal Parkway would align opposite the existing Northfield Drive and is proposed to be signalized. This drive would be a shared drive with the currently undeveloped property to the south (zoned 0-2), thus helping to limit future access points on the Parkway. Improvements would be provided on Chenal Parkway and Cantrell Road as coordinated with the City of Little Rock. The development was to be buffered from surrounding developments by the required landscape buffer areas and internal landscaping. Additionally, the storm water detention area was proposed to be located to the east of the building within the existing Entergy easement. The addition of low height landscaping within the clear-cut area would provide a visual enhancement to the Highway 10 Corridor. The placement of the landscaping would provide a significant buffer to those properties lying to the east of the development. Additionally, the OS zoned area to the south of the property would provide a substantial buffer immediately south of the proposed Wal-Mart building. By orienting the building to face Chenal Parkway, the building was located at the furthest possible distance from those properties to the west and southwest of the development. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved Wal-Mart site plan to remove a portion of the previously approved site plan and create a total of four lots (Item No. 5 — File No. S-867-EEEEE), three related to the Wal-Mart site and ownership. The applicant has indicated drives for ingress and egress will remain as previously approved by the Commission on October 31, 2002. The applicant has also indicated there will be no change in required buffer areas or areas set-aside for landscape. The applicant is requesting a variance to allow the placement of an off premise sign. The sign is located on Lot 4 of the 2 March 11, 2004 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -5097-G proposed Chenal Valley Phase 2 Commercial Subdivision Revised Preliminary Plat (Item No. 5 — File No. S-867-EEEEE). B. EXISTING CONDITIONS: The site has been cleared for construction of the Wal-Mart Super Center. Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four -lane road with a center turn lane at the intersection of Chenal Parkway and Cantrell Road. Other uses in the area include a Quick Stop Service Station on the northwest corner and mini -warehouses on the northeast corner of Chenal Parkway and Cantrell Road. The southwest corner is zoned C-3, General Commercial and is currently undeveloped. There is an Entergy easement along the east property line with a church located further to the east of the site. Vacant 0-2 zoned property is located to the south of the site with OS zoned property located between the office zoning and the single-family residential located further south and east of the proposed development. South and west of the proposed development are also single-family residences adjoining vacant 0-2 and C-2 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association, the Maywood Manor Neighborhood Association and the DuQuesne Place Property Owners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No comment on revised site plan showing two additional out -parcel lots. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Easements required. Contact Entergy for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. 3 March 11, 2004 SUBDIVISION ITEM NO.: 18 FILE NO.: Z -5097-G Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECH NICAUD ESI GN: Planning Division: No comment. Landscape: All previous comment apply. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Mike Dedman was present representing the request. Staff gave an overview of the proposed development indicating the proposed site plan was being submitted to remove the area designated as Lots 3 and 4 (S-867-EEEEE — Item #5) from the previously approved site plan. The proposed revision to the Wal-Mart site was discussed with the proposed preliminary plat. Staff noted there were few outstanding issues related to the proposed Wal-Mart site plan and requested notification of property owners as required by the Planning Commission By -Laws. 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 submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. As a part of the previous approval the applicant has provided a copy of the lease agreement between Entergy indicating the use of the eastern fifty feet of the Entergy right-of-way. The agreement states "vegetation growth may not exceed 12 -feet in height" and that "Entergy and its successors will not cut any trees, plants or natural vegetative growth within the Green Belt Buffer if such would result in the buffer not being in compliance with the applicable buffer ordinance of the City of Little Rock". E March 11, 2004 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -5097-G As was previously approved the applicant has indicated interior islands of the parking area will conform to the three hundred (300) square feet area requirement. The applicant has indicated access will be provided to the previously platted lot (Lot 1 Chenal Valley Phase II Commercial Subdivision). The drive will be located adjacent to Lot 1 and the Wal-Mart development will not take access from this drive. The applicant is proposing two ground -mounted signs. One is to be located at the intersection of Chenal Parkway and Northfield Drive the second near the primary drive from Cantrell Road. The sign proposed for Northfield Drive is proposed at forty (40) square feet in area, well within the Chenal Overlay District requirements for signage (maximum of eight (8) feet in height and one hundred (100) square feet in area). The site will be located in a sign easement on Lot 4 of the proposed preliminary plat area (S-867-EEEEE — Item #5). The sign proposed along Cantrell Road is proposed at six (6) feet in height and seventy- two (72) square feet in area, complying with the Highway 10 Design Overlay District requirements. Site lighting has been addressed. The applicant has indicated 400 -watt metal halide fixtures on 30 -foot black steel poles will provide site lighting. The applicant states fixtures shall contain all horizontal bulbs with flat lenses to control glare and over spill of lighting. The site plan states lights will be directed away from adjoining properties and no floodlights will be used. The applicant has indicated 988 parking spaces as part of the development. The typical minimum parking required would be 701 spaces. The proposed parking is more than sufficient to meet the typical minimum parking required by the Zoning Ordinance. The applicant has indicated all comments provided by Public Works will be adhered to. The Traffic Engineer has determined road improvements will be required as a part of the development. Chenal Parkway is to be widened to a four (4) -lane roadway at the point when the traffic counts reach 12,000 cars per day. A traffic signal will be installed at the intersection of Chenal Parkway and Cantrell Road in the near future. The landscaping, building setbacks and signage conform to all provisions of the Chenal Overlay District and the Highway 10 Overlay District. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed site plan review. Staff is supportive of the proposed site plan and feels the applicant has met the intent of the ordinance with regard to setbacks, buffer requirements, landscaping requirements, parking ratios and all other technical aspects of the ordinance. I u March 11, 2004 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -5097-G STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow an off premise sign for the proposed development. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow an off premise sign for the proposed development. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. E^ ITEM NO.: 18 NAME: Wal-Mart Revised Zoning Site Plan Review FILE NO.: Z -5097-G LOCATION: On the Southeast corner of Cantrell Road and Chenal Parkway Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: Public Works: None requested. 1. No comment on revised site plan showing two additional out -parcel lots. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Easements required. Contact Entergy for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Plannina Division: No comment. Landscape: All previous comment apply. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.