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HomeMy WebLinkAboutZ-5472-A Staff AnalysisFebruary 8, 1994 ITEM NO. A FILE NO.: Z -5472 - NAME: NAME: CENTRAL PROPERTIES -- SHORT -FORM PCD LOCATION: At the north-west corner of Hinson Road and Rodney Parham Road DEVELOPER: CENTRAL PROPERTIES c/o John Flake 425 W. Capitol, Suite 300 Little Rock, AR 72203 376-8005 AREA: 4 ACRES ± NUMBER OF LOTS: 1 ZONING: R-2 to PCD PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES REOUESTED: None STATEMENT OF PROPOSAL: ARCHITECT• CROMWELL FIRM One Spring Street Little Rock, AR 72201 372-2900 FT. NEW STREET: 0 PROPOSED USES: Office & Commercial The applicant proposes the establishment of a Planned Commercial Development District in order to develop a 4 acre tract with mixed office and commercial uses. The proposed buildings are planned to be oriented toward Rodney Parham and Hinson Roads, with an Applebee's restaurant planned at the north extremity of the property facing Rodney Parham, a Walgreen's store at the corner of Rodney Parham and Hinson Roads, and an office building at the western edge of the property facing Hinson Road. Two access drives are proposed off Rodney Parham; one off Hinson Road. No drive accesses are proposed off the three residential streets to the north, north-west, or west; a 30 foot landscape buffer is proposed along these three streets. Parking for 205 cars is indicated. A. PROPOSAL/REOUEST: Review by the Planning Commission and approval by the Board of Directors is requested for the establishment of a PCD on a 4 acre tract at the corner of Rodney Parham and Hinson Roads. The requested PCD orients the buildings towards these two minor arterial roadways, with access being derived only from these two streets. Two access points are proposed on Rodney Parham; one on Hinson. No access is proposed to the three residential streets to the north, north-west, and west, and a 30 foot landscape buffer is proposed along the February 8, 1994 ITEM NO.: A Continued FILE NO.: Z -5482-A length of these three streets. The applicant proposes to retain many of the existing trees in this 30 foot area and to add additional trees and evergreen landscaping to provide an all -season buffer which will, "in time", obscure the buildings and parking from view from the residential area beyond. Earth berms are proposed to be placed in the "greenbelt" to protect existing trees and to maintain the wooded appearance in this area. New landscaping is proposed to be provided which, a related by the applicant, will exceed City landscaping requirements. On -premise signs will be designed and placed in conformance with the City Sign Ordinance requirements. B. EXISTING CONDITIONS: The site is, for the most part, heavily wooded. There are two residences on the site, one facing Rodney Parham; one facing Hinson. A log cabin and barn stand behind/to the west of the residence which faces Rodney Parham and lie along the north property line of the site. Buff Lane, Valley Club Circle, and Wendy Lane border the site on the north, north-west, and west respectively. The current zoning of the site is R-2. Property to the north and west is zoned R-2. Property to the north-west is zoned R-2 and R-4. Property across Rodney Parham is zoned PCD. Property across Hinson is R-5, R-2, and 0-3. Diagonally across the intersection of Rodney Parham and Hinson is C-2 zoned property. C. ENGINEERING UTILITY COMMENTS: The City Engineering office indicates that right-of-way must be dedicated for Rodney Parham and Hinson Roads which is consistent with Master Street Plan requirements. Additional right-of-way is, therefore needed. Improvements on Rodney Parham must be constructed, and conformance to traffic engineering design requirements must be met for the Rodney Parham -Hinson intersection. The northern -most access drive on Rodney Parham must be abandoned. The Detention and Excavation Ordinances are applicable. Water Works indicates that on-site fire protection may be required. A water main extension may be required. Wastewater reports that sewer is available on Hinson Road, Wendy Lane, and on Buff Lane. The developer will be required to extend service to the property. Site Plan review reports that the required average buffer width along Hinson Road is 21 feet. The requirement along Rodney Parham Road is 20 feet. The minimum requirements are 14 feet and 13 feet respectively. The buffer width 2 February 8, 1994 ITEM NO.: A Continued FILE Na.: Z -54'12-A indicated on the plan submitted drops below the 6 foot minimum allowed at any given point. The Landscape Ordinance requires a 6 foot wide perimeter landscape strip separating lot lease line unless an access easement is provided. Arkansas Power and Light Co. will require easements. Arkansas Louisiana Gas Co. and Southwestern Bell Telephone Co. each approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUES LEGAL TECHNICAL DESIGN: The application cites "Applebee's" and "Walgreen s" by name, along with the "office building" use, and, as presently proposed, the PCD, if established, would provide for these two specific uses plus the office use. If the applicant wishes to retain the option of having alternate tenants in the two commercial building, then this must be requested. Otherwise, only these two tenants will be permitted without amending the PCD. Additionally, the applicant needs to be more specific in the uses requested in the "office" building. The survey and plan which have been submitted are deficient. The Subdivision Ordinance requires the site plan be submitted on a sheet not to exceed 24" by 3611, or less than 121, by 2411, be to scale, and contain a vicinity map. The plan is to show the proposed treatment of the perimeter of the property (e.g., the materials and techniques for screening and fencing) and contain a schematic landscaping plan. The survey and plan is to show all existing and proposed easements, the location and dimensions of buildings, parking, etc. A preliminary plat is to be furnished which meets all the requirements of the Ordinance: the name of the proposed subdivision; name, address, and source of title of the owner; name of the subdivider; legal description; source of water and means of wastewater disposal; vicinity map; contours at 2 foot intervals; boundary street design and right-of-way dedication; building set -back lines; location and description of monuments; metes and bounds legal description; present zoning classification of the site and of abutting properties; and inclusion and execution of the preliminary surveying and engineering certifications. A preliminary Bill of Assurance is to be provided. None of this has been submitted. Any anticipated signage needs to be shown and described. Location(s) and size of the signs must be dealt with in the approval of the PCD. A development schedule is to be furnished. 3 February 8, 1994 ITEM NO.: A (Continued) FILE NO.: Z -54112--A E. ANALYSIS• The submittal is deficient in critically important ways, and review cannot proceed without adequate documents being submitted. As far as the land use element is concerned, the Planning staff indicates that the City Land Use Plan recommends office use for the site, and that, while some commercial uses might be appropriately mixed in with an office development, the proposal is primarily a commercial development. If a mixed office and commercial development is pursued, then the proportion of each use must be specified and approved and must be in conformance with the land use plan. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the application until adequate design documents and submittals are supplied. It is recommended that the applicant confer with staff to determine appropriate exhibits and design requirements. It is also recommended that the applicant confer with the Planning staff to bring the requested uses into conformance with the Land Use Plan. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) The applicant, Mr. John Flake, was present, as were representatives of the architectural firm and of the proposed tenants. Staff presented the request and outlined the deficiencies noted in the discussion outline. The applicant and architect reviewed the planned improvements and discussed the staff's observations and requirements. After a lengthy discussion involving the Committee members, applicant, and staff, the Committee forwarded the request to the Commission for the hearing. STAFF UPDATE A letter has been received from the applicant dated December 15, 1993, seeking to defer the hearing of this item until the February 8, 1994 hearing. PLANNING COMMISSION ACTION: (JANUARY 4, 1994) Staff reported that the item could be included on the Consent Agenda for deferral to the February 8, 1994 hearing. The 4 February 8, 1994 ITEM NO.: A Continued FILE NO.: Z -54 -12 - deferral was approved with the vote of 7 ayes, no nays, 4 absent, and no abstentions. SUBDIVISION COMMITTEE COMMENT: (JANUARY 20, 1994) Mr. Joe Johnson, with Cromwell Firm Architects, was present, as was Mr. Frank Riggins with the Mehlburger Firm. Staff reported that the only submittals to staff, since the preceding Planning Commission date when a deferral had been requested by the applicant, was a revised site plan which had been delivered the preceding evening. Staff presented this revised site plan which: 1) retains the Walgreen's store, but rotates the building on the site and designates the building as simply "commercial"; 2) retains the office building along the west property line, but changes it to a two-story building with 25,000 square feet in lieu of the one-story, 10,000 square foot building submitted originally; and, 3) substitutes a one-story, 16,000 square foot office building along the north property line in lieu of the Applebee's restaurant originally submitted. Staff reviewed with the Committee and applicants' representatives the discussion outline items. Staff noted that the required changes to street rights-of-way, provision for additional traffic lanes, and revisions to landscape buffers were made. Staff pointed out, however, that no amended application or amended project narrative had accompanied the revised drawing. Although the drawings denote the generic "Office" and "Commercial" designations for the building uses, a project narrative does not address the uses requested for these buildings. No provision has been made for the lease lot line landscape buffers, or, alternatively, easements at these lease lot lines. A landscape plan has not been submitted. The requested signage has not been submitted. The preliminary plat has not been furnished. Mr. Johnson indicated that the needed information was forthcoming. Staff responded that the completed submittal and the revised information needed to be furnished by Thursday, January 27. After a brief review by the Committee, the Committee referred the item to the Commission for the hearing. STAFF UPDATE. The applicant has submitted plans which portray a changed site plan from the one furnished at the Subdivision Committee meeting: the northern -most 16,000 square foot office building has been eliminated; however, the lot line separating it from the other uses and the space on the site plan for this building have been retained. There has been no change in the application or in the narrative description of the development to confirm the indicated 5 February 8, 1994 ITEM NO.: A Continued FILE NO.: z--5412- changes. The required preliminary plat has been submitted, as has the preliminary Bill of Assurance; however, the required landscape plan has not been furnished. Signage drawings for the proposed Walgreen's were submitted. Since the needed project narrative has not been furnished which would allow staff to evaluate the proposed uses and character of the site, and, because exhibits are incomplete and in an evident state of flux due to changes in the character and make-up of the project, staff recommends this item be deferred. If, between preparation on this writing and the Planning Commission hearing, the remainder of the documents are submitted, based on the site plan which has been submitted, staff recommends denial of the request. Staff will not support a two-story, 25,000 square foot office building on the west property line which is just 30 feet from the west property line. Staff will not support leaving the lot line for a third use along the north property line and the "hole" in the site plan for such a building. Staff can support the one commercial use at the corner and one office use on the site. The one office use should be one story, or, if two story, then the lower level must be below the grade of the side residential street so that the building appears to be one story from the residential area. This building should be 10,000 square feet per floor as was shown on the original site plan. Staff does not support the signage plans for the Walgreen's store. Item A, Central Properties (Z-5722) PLANNING COMMISSION ACTION: (FEBRUARY 8, 1994) Staff reported that a letter had been received from the applicant's representative, dated February 2, 1994, asking that the item be withdrawn. The request to withdraw the item was included in the Consent Agenda, and the approval of the withdrawal was approved with the vote of 9 ayes, no nays, one open position, no abstentions, and one open position. January 4, 1994 ITEM NO.: 5 FILE NO.: Z -54'12 - NAME: CENTRAL PROPERTIES -- SHORT -FORM PCD LOCATION: At the north-west corner of Hinson Road and Rodney Parham Road DEVELOPER: ARCHITECT: CENTRAL PROPERTIES CROMWELL FIRM c/o John Flake One Spring Street 425 W. Capitol, Suite 300 Little Rock, AR 72201 Little Rock, AR 72203 372-2900 376-8005 AREA: 4 ACRES ± NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 to PCD PROPOSED USES: Office & Commercial PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES RE UESTED: None STATEMENT OF PROPOSAL: The applicant proposes the establishment of a Planned Commercial Development District in order to develop a 4 acre tract with mixed office and commercial uses. The proposed buildings are planned to be oriented toward Rodney Parham and Hinson Roads, with an Applebee's restaurant planned at the north extremity of the property facing Rodney Parham, a Walgreen's store at the corner of Rodney Parham and Hinson Roads, and an office building at the western edge of the property facing Hinson Road. Two access drives are proposed off Rodney Parham; one off Hinson Road. No drive accesses are proposed off the three residential streets to the north, north-west, or west; a 30 foot landscape buffer is proposed along these three streets. Parking for 205 cars is indicated. A. PROPOSAL RE UEST: Review by the Planning Commission and approval by the Board of Directors is requested for the establishment of a PCD on a 4 acre tract at the corner of Rodney Parham and Hinson Roads. The requested PCD orients the buildings towards these two minor arterial roadways, with access being derived only from these two streets. Two access points are proposed on Rodney Parham; one on Hinson. No access is proposed to the three residential streets to the north, north-west, and west, and a 30 foot landscape buffer is proposed along the January 4, 1994 ITEM Q_.:_ f Qopj inked) FELE NO. Z -5412-A length of these three streets. The applicant proposes to retain many of the existing trees in this '30 foot area and to add additional trees and evergreen landscaping to provide an all -season buffer which will, "in time", obscure the buildings and parking from view from the residential area beyond. Earth berms are proposed to be placed in the "greenbelt" to protect existing trees and to maintain the wooded appearance in this area. New landscaping is proposed to be provided which, as related by the applicant, will exceed City landscaping requirements. On -premise signs will be designed and placed in conformance with the City Sign Ordinance requirements. --�Leiril,!■S�•Js[� The site is, for the most part, heavily wooded. There are two residences on the site, one facing Rodney Parham; one facing Hinson. A log cabin and barn stand behind/to the west of the residence which faces Rodney Parham and lie along the north property line of the site. Buff Lane, Valley Club Circle, and Wendy Lane border the site on the north, north-west, and west respectively. The current zoning of the site is R-2. Property to the north and west is zoned R-2. Property to the north-west is zoned R-2 and R-4. Property across Rodney Parham is zoned PCD. Property across Hinson is R-5, R-2, and 0-3. Diagonally across the intersection of Rodney Parham and Hinson is C-2 zoned property. C. ENGINEERING/UTILITY COMMENTS: The City Engineering office indicates that right-of-way must be dedicated for Rodney Parham and Hinson Roads which is. consistent with Master Street Plan requirements. Additional right-of-way is, therefore needed. Improvements on Rodney Parham must be constructed, and conformance to traffic engineering design requirements must be met for the Rodney Parham -Hinson intersection. The northern -most access drive on Rodney Parham must be abandoned. The Detention and Excavation Ordinances are applicable. Water Works indicates that on-site fire protection may be required. A water main extension may be required. Wastewater reports that sewer is available on Hinson Road, Wendy Lane, and on Buff Lane. The developer will be required to extend service to the property. Site Plan review reports that the required average buffer width along Hinson Road is 21 feet. The requirement along Rodney Parham Road is 20 feet. The minimum requirements are 14 feet and 13 feet respectively. The buffer width 2 January 4, 1994 ITEM NOS • 5 (Continued) FILE NO.: Z -5412-A indicated on the plan submitted drops below the 6 foot minimum allowed at any given point. The Landscape Ordinance requires a 6 foot wide perimeter landscape strip separating lot lease line unless an access easement is provided. Arkansas Power and Light Co. will require easements. Arkansas Louisiana Gas Co. and Southwestern Bell Telephone Co. each approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The application cites "Applebee's" and "Walgreen's" by name, along with the "office building" use, and, as presently proposed, the PCD, if established, would provide for these two specific uses plus the office use. If the applicant wishes to retain the option of having alternate tenants in the two commercial building, then this must be requested. Otherwise, only these two tenants will be permitted without amending the PCD. Additionally, the applicant needs to be more specific in the uses requested in the "office" building. The survey and plan which have been submitted are deficient. The Subdivision Ordinance requires the site plan be submitted on a sheet not to exceed 24" by 3611, or less than 12" by 2411, be to scale, and contain a vicinity map. The plan is to show the proposed treatment of the perimeter of the property (e.g., the materials and techniques for screening and fencing) and contain a schematic landscaping plan. The survey and plan is to show all existing and proposed easements, the location and dimensions of buildings, parking, etc. A preliminary plat is to be furnished which meets all the requirements of the Ordinance: the name of the proposed subdivision; name, address, and source of title of the owner; name of the subdivider; legal description; source of water and means of wastewater disposal; vicinity map; contours at 2 foot intervals; boundary street design and right-of-way dedication; building set -back lines; location and description of monuments; metes and bounds legal description; present zoning classification of the site and of abutting properties; and inclusion and execution of the preliminary surveying and engineering certifications. A preliminary Bill of Assurance is to be provided. None of this has been submitted. Any anticipated signage needs to be shown and described. Location(s) and size of the signs must be dealt with in the approval of the PCD. A development schedule is to be furnished. 3 January 4, 1994 ITEM NO • 5 Continued) FILE NO.: z -5412-A E. ANALYSIS: The submittal is deficient in critically important ways, and review cannot proceed without adequate documents being submitted. As far as the land use element is concerned, the Planning staff indicates that the City Land Use Plan recommends office use for the site, and that, while some commercial uses might be appropriately mixed in with an office development, the proposal is primarily a commercial development. If a mixed office and commercial development is pursued, then the proportion of each use must be specified and approved and must be in conformance with the land use plan. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the application until adequate design documents and submittals are supplied. It is recommended that the applicant confer with staff to determine appropriate exhibits and design requirements. It is also recommended that the applicant confer with the Planning staff to bring the requested uses into conformance with the Land Use Plan. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) The applicant, Mr. John Flake, was present, as were representatives of the architectural firm and of the proposed tenants. Staff presented the request and outlined the deficiencies noted in the discussion outline. The applicant and architect reviewed the planned improvements and discussed the staff's observations and requirements. After a lengthy discussion involving the Committee members, applicant, and staff, the Committee forwarded the request to the Commission for the hearing. STAFF UPDATE A letter has been received from the applicant dated December 15, 1993, seeking to defer the hearing of this item until the February 8, 1994 hearing. N January 4, 1994 zTEM NO.: 5 Continued FILE N Z -5412 - PLANNING COMMISSION ACTION: Staff reported that the item could Agenda for deferral to the February deferral was approved with the vote and no abstentions. 5 (JANUARY 4, 1994) be included on the Consent 8, 1994 hearing. The of 7 ayes, no nays, 4 absent,