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HomeMy WebLinkAboutZ-5617-A Staff AnalysisFILE NO.: Z -5617-A NAME: Shackleford Farms Long -form PCD LOCATION: Located on the Southeast corner of Chenal Parkway and Kanis Road DEVELOPER: Whisenhunt Investment 35 Windsor Court Little Rock, AR 72212 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 30.8 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING. PROPOSED USE: NUMBER OF LOTS: 1 C-3, PCD and R-2 FT. NEW STREET: 0 LF Commercial, Golf Driving Range and Office PCD C-2 - Commercial Uses, 0-2 Office Uses VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The applicant is proposing the rezoning of this site from various zoning classifications to PCD (Planned Commercial Development) to provide a conceptual plan to establish uses for the property. The applicant has indicated as a development plan or plans are secured the PCD will be revised to allow review by the Planning Commission and the Board of Directors for compliance with established criteria. The applicant has indicated the following criteria for review and approval: BASIC DEVELOPMENT COMPOSITION 1. The 30.8 acre site will be developed with commercial and office uses. FILE NO.: Z -5617-A (Cont. 2. Allowed uses will be those identified under the C-2 classification for commercial uses and 0-2 classification for office uses along with the listed conditional and accessory uses. 3. The property may be developed as a mix of individual lots and buildings, or multiple building on a single site. 4. Buildings may be for single or mixed use. BASIC DEVELOPMENT GUIDELINES 1. The layout of proposed building site improvements must be approved by the Planning Commission as an amendment to this PCD application. 2. The maximum building height allowed shall conform to C-2 height regulations. 3. All site lighting must be low-level, directed away from adjacent property, and shielded downward and onto the site. 4. All trash enclosures will be oriented away from boundary streets, screened with masonry enclosures, and gated with screened gate panels. 5. Use of outdoor speaker or sound amplification system shall be prohibited on the property except for one-half hour before and after the users hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from adjoining properties or boundary streets. 6. All landscape and buffer areas will be provided to meet or exceed CLR ordinance requirements. 7. All portions of the property will be landscaped to meet or exceed CLR ordinance requirements. PUBLIC INFRASTRUCTURE IMPROVEMENTS 1- A traffic study will be provided by the developer to identify street improvements that will be recommended to service the proposed uses and to evaluate proposed alignments. 2. The developer will negotiate an agreement with CLR Public Works and Traffic Engineering for the installation of specific street improvements that will be required. 3. The developer will review related utility infrastructure needs with the various utility companies and negotiate agreements for the installation of specific utility improvements that will be required. 4. Rights-of-way and easements for required street, drainage, and utility improvements will be provided by the developer. SIGNAGE GUIDELINES 1. Monument style signage will be used and each sign will not exceed 10 feet in height or 100 square feet in area (as measured on one side). 2. Monument Signage may be used on a shared or individual basis among buildings and tenants. 3. Final signage locations must be approved by the Planning Commission as an amendment to this PCD application. 2 FILE NO.: Z -5617-A (Cont: 4. All building wall signage must comply with CLR ordinance requirements based on the associated building use. GRADING & EXCAVATION GUIDELINES 1. Preliminary grading will be done on this property as part of a larger overall grading plan and project for nearby properties and roadways. This work will be done in advance of actual property development. 2. The developer will provide an overall master grading plan covering this and surrounding properties to minimize future excavation work and related hauling operations that will occur at the actual time of development. B. EXISTING CONDITIONS: A portion of the site contains a golf driving range with the remainder of the site vacant. There is vacant C-3 zoned property located to the north of the site abutting the intersection of Kanis Road and Chenal Parkway. Across Chenal Parkway is C-3 zoned property previously reviewed for a preliminary plat to allow the creation of three lots and a convenience store. Kirk Road adjacent to this site has not been constructed. East of the site is the Kroger Shopping Center which has a number of out parcels currently vacant. There are single-family homes located to the northwest and west of the site along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. The property owners located within 200 -feet of the site, all residents located within 300 -feet of the site who could be identified along with the Parkway Place Property Owners Association, Margeaux Place Property Owners Association and the St. Charles Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: A traffic study has been provided for review by Public Works. After review, the study meets all Public Work's requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. Q NO.: Z -5617-A (Cont. 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. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUESITECHNICALIDESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Commercial District for future development of the property. A land use plan amendment for a change to Commercial is a separate item on this agenda. (File No. LU06-19-01) Master Street Plan: Kanis Road is shown as a Minor Arterial and Kirk Road extension is shown as a Collector on the plan. A Minor Arterial is designed to move vehicles and goods in and area the urban area. A Collector functions to move traffic from neighborhoods to the Arterial system and to provide access to adjacent land. Neither road is currently built to design standard. There are not public projects scheduled for these roads. Additional right-of-way and road improvements will be required with new developments. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Kanis Road and Chenal Parkway_ A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. 0 FILE NO.: Z -5617-A (Co G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicants were present representing the request. Staff presented an overview of the proposed request and indicated there were issues remaining outstanding associated with the request. Staff stated a rezoning request from various zoning districts to PCD was being requested for the site. Staff stated there were a number of unanswered questions related to the proposed development plan. Mr. Robert Brown stated the developers were requesting a conceptual planned development to establish uses for the areas and once the final development plans were secured, a revision to the zoning would be applied for and the Commission could then review the specifics of the site development plan. Staff stated the developers had given a list of criteria which would establish the review process. There was a general discussion concerning the proposed development plan and the lack of a development plan. Commissioner Yates stated he felt the same as with the two previous proposals (Items 8 and 9). He stated he felt without a development plan a rezoning request should be filed and not a planned development request. He stated the purpose of a planned development zoning was to establish the development of the site. Mr. Brown stated with the current request, the Commission would be allowed to review the proposed development prior to construction. Commissioner Yates noted C-2 zoning districts required site plan review prior to development. Public Works commented the traffic study had been provided for review and the study met all Public Work's requirements. 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: The applicant submitted a revised cover letter and site plan to staff addressing the issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated directional signage will comply with ordinance standards, pedestrian access and circulation will be incorporated in the final design and dumpsters and trash receptacles will be serviced during daylight hours, comply with applicable codes for placement and not be located adjacent to residentially used property. The revised cover letter indicates the building design will be reviewed and approved by the Planning Commission as a part of an amendment to the conceptual PCD application. Also, all service docks are to be oriented away from streets and provided with proper screening. 5 FILE NO.: Z -5617-A (Cont. The proposal includes the development of this 30 acre site with a conceptual PCD containing 85 percent commercial uses and 15 percent office uses. The maximum building square footage of the development will be tied to the proposed usage mix of the final development plan. There will be a maximum density of 12,000 square feet per acre of commercial uses. The maximum commercial area is 314,500 square feet based on the proposed density and 55,500 square feet of office space. The maximum area of restaurant use (as part of the maximum commercial area) will be 65,000 square feet. Four to five out parcels are proposed along Chenal Parkway/Kanis Road. The maximum building height proposed is 45 -feet. Staff is supportive of the proposed request. The applicant is requesting the approval of the proposed use mix and the placement of out parcels on the site with a maximum square footage identified of office and commercial uses. Limits have been placed on the building heights for office and commercial uses as well as limited placed on signage and dumpster locations. As proposed, a revision to the PCD would be sought prior to development detailing the site plan and proposed building design for Planning Commission and the City Board approval. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the proposal is appropriate to allow the future development of the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION - (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the May 25, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present representing the request. There was one registered objector present. The staff presentation included several items in the general area with various FILE NO.: Z -5617-A (Cont. recommendations. For this specific application staff presented a recommendation of approval. Mr. Ernie Peters addressed the Commission detailing the results of a traffic study he had performed for the area based on the current future land use plan and the current zoning and based on the proposed changes to the future land use and zoning. He stated with the analysis he had assumed background growth of traffic for the area. He stated the area contained approximately 500 to 600 acres of undeveloped land. He stated assumptions were made including a 20 percent building footprint for the undeveloped properties. He stated based on the traffic study the volume would increase by approximately 1,500 cars per day if all the applications were approved. He stated with the Chenal rezoning request the traffic would increase by approximately 500 additional vehicles during peak hours and with the Wisenhunt rezoning request the increase would be approximately 1000 additional vehicles during peak hours. He stated this would result in a 22 to 24 percent increase. He stated if all the rezoning requests in the area were approved this would result in a moderate increase in traffic. He stated several intersections would operate at a less than desirable level with Arkansas Systems Drive being the worst functioning intersection. He stated the function of this intersection would not be worsened by the approval of the rezoning request. He stated improvements to Chenal Parkway, by the addition of lanes, would be required to facilitate traffic flows in the area. The Commission questioned the growth factor and time frame for build -out. Mr. Peters stated he made the assumption the area would build out but did not give a time frame for build out. He stated if the area was not built out in ten years additional background traffic should be added to the counts but he had not included this in his calculations. He stated the areas needed improvements were long-term. He stated the Wisehunt's were proposing to improve the intersection of Kanis Road and Chenal Parkway, Kirk Road and Chenal Parkway and add an additional lane to Chenal Parkway adjacent to the existing Kroger Development. He stated the remaining roadway would need improvements via developers or with the expending of public funds. Staff noted the Board of Directors had adopted a Resolution indicting no public funds would be expanded on Chenal Parkway without a public vote. Staff stated to assume the public would fund the improvements was not a safe assumption. Commissioner Rahman stated he would like additional time to review the traffic study and information provided by Mr. Peters and requested a deferral of the item. Mr. Dick Downing, representative of the applicant, stated the owners did not have time for a deferral. He stated the time constraints were such that if the zoning were not approved the strict schedules imposed by the Fellowship Bible Church could not be met. Mr. Downing stated the developers were committed to infrastructure improvements abutting their ownership as required by the traffic study to facilitate traffic flows in the area. Mr. Downing stated the Board of Directors approved an amendment to the Master Street Plan to realign Wellington Hills and Kirk Roads and the changes proposed were specifically for the proposed development of the church and the current rezoning 7 FILE NO.: Z -5617-A (Cont. request. He stated the applicant's had performed a traffic study of the area and staff was providing a positive recommendation of the applications. He stated there was no opposition to the rezoning request. He stated based on the comments made by Mr. Peters the impact of traffic in the area would be moderate if the rezoning requests were approved. Mr. Randy Fraizer addressed the Commission in support of the request. He stated he was the representative of Fellowship Bible Church and they were supportive of the request. He stated the church's development was contingent on the Wisenhunt applications being approved. He stated he was present offering support and requested the Commission approval of the requested rezoning. Ms. Kathleen Olsen addressed the Commission with concerns. She stated with piece mill development there could be potentially be negative impacts. She stated there was a concern with stripping out the area and felt the planned development process a process which would avoid this potential. She stated based on the percentages given the impact could be limited but staff and the Commission should carefully consider each application to ensure strip development did not occur. Mr. Hank Kelley addressed the Commission in support of the request. He stated his property was located to the west of the proposed rezoning site and felt the development as proposed would add value to the area. He stated he embraced an office and commercial development which would add potential restaurant uses to the area allowing nearby office workers options for eating as opposed to getting in their cars and driving a few miles for lunch. He stated with the construction of Kirk Road and Wellington Hills Road this would also assist in traffic flows in area allowing an alternate route to Chenal Parkway. There was a general discussion of the proposed development and the impact of traffic in the area. Traffic engineering staff stated they felt the proposed development would only have a minor impact on the roadways. Staff stated the developer was committed to infrastructure improvements in the area including signalization of Kanis Road and Chenal Parkway and Kirk Road and Chenal Parkway as well as improvements to the intersections to facilitate traffic flows. A motion was made to approve the request as filed. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. ITEM NO.: 11 NAME: Shackleford Farms Long -form PCD Z -5617-A LOCATION: located on the Southeast corner of Chenal Parkway and Kanis Road 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. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Pedestrian circulation is a critical element to future development of the site. Please make provisions for pedestrian circulation and access when development plans are finalized. 3. During the site work, the required land use buffer and street buffer must be preserved. Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. 4. Directional signage must comply with the City Zoning Ordinance unless otherwise approved by the Planning Commission. 5. Dumpster service hours or trash receptacles must be during the day light hours only. The locations must comply with the City Zoning Ordinance and in addition not be placed adjacent to residentially zoned or used properties. 6. The design of the buildings on the site must be approved by the Planning Commission during the site development review process. 7. All service loading docks must be oriented away from the streets and provide property screening. 8. Provide a maximum square footage of the proposed development including a maximum square footage of commercial uses and a maximum square footage of restaurant uses for the site. 9. Provide a maximum building height for the proposed buildings. 10. Will the development include the placement of future out parcels? If so indicated the proposed out parcel locations Variance/Waivers: Public Works Conditions: A traffic study has been provided for review by Public Works. After review, the study meets all Public Work's requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Item # 11 Enter : No comment received. Center -Point Ener : No comment received. 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. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATH: The site is not located on a CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Commercial District for future development of the property. A land use plan amendment for a change to Commercial is a separate item on this agenda. (File No. LU06-19-01) Master Street Plan: Kanis Road is shown as a Minor Arterial and Kirk Road extension is shown as a Collector on the plan. A Minor Arterial is designed to move vehicles and goods in and area the urban area. A Collector functions to move traffic from neighborhoods to the Arterial system and to provide access to adjacent land. Neither road is currently built to design standard. There are not public projects scheduled for these roads. Additional right-of-way and road improvements will be required with new developments. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Kanis Road and Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 11