HomeMy WebLinkAboutZ-5802-B Staff AnalysisApril 30, 1998
ITEM NO.: 24 FILE NO.: Z -5802-B
NAME: Chenal Place (Lots 1-4) - Zoning Site Plan Review
LOCATION: West side of Chenal Parkway, just south of West
Markham Street
DEVELOPER:
ENGINEER•
R. P. Partnership White-Daters and Assoc.
C. J. Cropper 401 S. Victory
650 S. Shackleford, Suite 300 Little Rock, AR 72201
Little Rock, AR 72211
AREA: 11.0 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
On April 19, 1994, the Board of Directors approved Ordinance
#16,639, rezoning the property to C-2.
On December 18, 1997, the Planning Commission approved a
preliminary plat and site plan for this property. The
preliminary plat included five (5) commercial lots. The site
plan was approved for the larger (7.33 acres) lot and included a
63,000 square foot building and 290 parking spaces. The four
smaller lots would require a site plan review as future
development occurs.
The applicant is revising the preliminary plat, reducing the
number of lots from five (5) to four (4). The applicant is
submitting a revised site plan for the largest lot and new site
plans for the three smaller lots.
A. PROPOSAL/REQUEST:
The applicant is proposing development of the four
individual commercial lots. The site will be cleared and
graded as one project, then the various lots will be
developed as part of an overall shopping center concept.
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z -5802-B
The applicant is proposing commercial C-2 permitted uses for
the site. The following is the applicant's project summary:
LOT 1•
LAND AREA 1.04 ACRES
MAX. RESTAURANT BLDG. 6,400 SQ. FT.
PARKING SPACES 64
PARKING RATIO 10.0/1,000
LOT 2
LAND AREA 1.36 ACRES
MAX. RESTAURANT BLDG. 8,200 SQ. FT.
PARKING SPACES 82
PARKING RATIO 10.0/1,000
LOT 3•
LAND AREA
0.88 ACRES
MAX. COMMERCIAL BLDG.
5,600 SQ. FT.
PARKING SPACES
29
PARKING RATIO
5.2/1,000
OR
MAX. RESTAURANT
3,400 SQ. FT.
PARKING SPACES
34
PARKING RATIO
10.0/1,000
LOT 4•
LAND AREA 7.76 ACRES
MAX. COMMERCIAL BLDG. 82,875 SQ. FT. (2 buildings)
PARKING SPACES 395
PARKING RATIO 4.77/1,000
The applicant has made the following notes part of the
proposal:
1. Maximum building height will not exceed 45 feet for Lot
4 and 35 feet for Lots 1-3.
2. Dumpster hours of pick-up shall be 7:00 a.m. to 7:00
p.m. Dumpsters shall be screened per ordinance.
3. Light standards shall not exceed 28 feet in height.
All site lighting will be directed away from adjacent
property.
2
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z -5802-B
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The Timber
Ridge Subdivision is located to the south with a GMC auto
dealership to the north. There is commercial and industrial
property across Chenal Parkway to the east and office zoned
property to the west across Atkins Street.
There is a 75 foot wide OS Open Space strip along the south
property line, adjacent to the Timber Ridge Subdivision.
C. NEIGHBORHOOD COMMENTS:
Staff has received comments from two persons as of this
writing. The Parkway Place and the Gibralter Heights/Point
West/Timber Ridge Neighborhood Associations were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
2. Dedicate 50 foot right-of-way for Chenal Parkway
including a 10 foot sidewalk/utilities easement.
3. Atkins Road is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
5. Construct driveways to Chenal Parkway standards.
6. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
7. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
8. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
9. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
3
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z -5802-B
E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 10 foot easement is requested along
the south C-2 zoning line and north property line.
Water: A water main extension and on-site fire protection
will be required.
Fire Department: Contact Dennis Free at 918-3752 regarding
on-site fire protection.
County Planning: No Comment.
CATA: The site is not on a Central Arkansas Transit bus
route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues:
The proposed street buffer width for Lot 3 meets the minimum
requirement of 13 1/2 feet when averaged out though it drops
to as low as 7 1/2 feet in one area. The full width
requirement without transfers is 20 feet.
The proposed interior landscaping for Lot 1 appears to be
less than the required six percent of the paved area.
A 3 foot wide building landscape strip is required between
public parking areas and the buildings. Some flexibility is
allowed in this regard.
Provide the method to be employed to protect the 75 foot
undisturbed area from intrusion. Also, provide a detail of
how the grade difference along the southern perimeter is to
be handled.
The residential property to the south must be screened from
this development. Unless otherwise provided for, a 6 foot
high opaque screen is required. This can be a wooden fence
or evergreen plantings.
The City Beautiful Commission recommends saving as many
trees as feasible. Extra credit toward fulfilling the
requirements of the Landscape Ordinance can be given when
saving trees of 6 inch caliper or larger.
4
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z-5802--8
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
On April 15, 1998, the applicant submitted a revised site
plan to staff. The plan addresses the comments made by the
Subdivision Committee. Building setbacks, building heights,
parking, and landscape buffers comply with ordinance
requirements. The applicant has noted that a 6 foot
screening fence will be placed at the 75 foot Open Space
setback line. The applicant must install a construction
fence at the 75 foot "OS" line prior to any clearing or site
work, and make sure that none of this buffer area is
disturbed.
Otherwise, to staff's knowledge, there are no outstanding
issues left to be resolved. The proposed development should
have no adverse effects on the surrounding property.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the comments in paragraphs D, E and F.
2. All ground -mounted signs and utilities must conform to
the Chenal Parkway Overlay District.
3. All site lighting will be low-level (28 feet maximum)
and directed away from adjacent property.
4. Compliance with the City's landscape and buffer
ordinances.
5. Lots must -be final platted prior to construction.
6. There shall be no signage along the west (Atkins Street)
property line, except for minimal signage which directs
delivery or service vehicles.
7. A construction fence must be placed along the 75 foot
"OS" buffer line prior to any clearing or site work to
ensure that this buffer area is not disturbed.
SUBDIVISION COMMITTEE COMMENT:
Joe white was present, representing the application. Staff gave
a brief description of the site plan.
Staff noted several items which needed to be shown on the site
plan (building height, signage, site lighting, etc.). Bob Brown
reviewed landscaping comments with the Committee.
0
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z -5802-B
The Public Works comments were briefly reviewed. Mr. White
stated that a decel land would be constructed on Chenal Parkway.
He noted that a revised site plan would be submitted addressing
the comments made by the Subdivision Committee.
After a brief discussion, the item was forwarded to the full
Commission for final action.
PLANNING COMMISSION ACTION:
(APRIL 30, 1998)
Joe White and C. J. Cropper were present, representing the
application. There were three persons present with concerns.
Staff gave a brief description of the site plan and a
recommendation of approval with conditions.
C. J. Cropper addressed the Commission in support of the
application. He noted that he would like for the conditions
outlined in his letter (dated April 27, 1998) be added to staff's
conditions of approval.
Sally Goodfellow addressed the Commission with concerns about the
proposed development. She stated that her main concern was with
saving as many of the trees on the site as possible. She stated
that the screening fence along the OS buffer should be an 8 foot
tall brick fence.
Mary Douglas also addressed the Commission with concerns. She
asked about the slope of the property.
Joe White noted that the high point of the property slopes
downward toward Atkins Road.
Mrs. Douglas asked about a detailed landscape plan.
Staff explained that the site plan was reviewed for compliance as
far as area set aside for landscaping and not exact numbers and
species (trees, shrubs, etc.). Staff noted that a detailed
landscape plan was required at the time of building permit
application.
Mrs. Douglas also noted that she would like as many of the mature
trees on the site be saved. Mrs. Douglas also made requests
related to trash receptacles and menu speakers.
Mr. White noted that the letter submitted by Mr. Cropper could be
amended to include trees of 4 inch caliper and larger. He also
noted that an 8 foot fence would be placed along the OS strip.
Mr. White noted that in areas where trees are to be saved, a
safety fence will be in place prior to any site work to protect
the existing trees. He noted that the outside menu speaker for
the restaurant on lot 3 would be baffled according to ordinance.
11
April 30, 1998
SUBDIVISION
ITEM NO.: 24 Cont. FILE NO.: Z-5802
Mr. Cropper stated that placing trash receptacles in the wooded
area was not necessary. He noted that, other than the restaurant
on lot 3, there will be no other external speakers on any of the
buildings. Mr. Cropper also noted that there were no specific
delivery hours, however the dumpster service hours would be from
7:00 a.m. to 7:00 p.m.
There was a brief discussion regarding the preservation of trees
within the interior of the site.
Staff recommended that the Commission add a condition to the
condition of approval already offered by staff and the applicant.
The condition being that the applicant do no site work until a
building permit is issued and protect (in addition to the OS
buffer) all areas where trees are to be saved with a construction
fence.
There was a brief discussion concerning number of parking spaces
and parking ratios.
Ruth Hell addressed the Commission in support of saving existing
trees.
A motion was made to approve the site plan as recommended by
staff, adding the conditions as noted in the applicant's letter
dated April 27, 1998 and the condition that no site work be done
until the issuance of a building permit. The motion was approved
with a vote of 11 ayes and 0 nays.
VA