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HomeMy WebLinkAboutZ-5802-C Staff AnalysisMarch 30, 2000 ITEM NO.: 10 FILE NO.: Z -5802-C NAME: Chenal Place Shopping Center - Revised Zoning Site Plan (Lots 1 and 2) LOCATION: West side of Chenal Parkway, just south of West Markham Street DEVELOPER: F.Wr.TWV.VR RP Partnership White-Daters and Associates 650 S. Shackleford, Ste. 320 401 Victory Street Little Rock, AR 72211 Little Rock, AR 72201 AREA: 2.5 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 18, 1997, the Planning Commission approved a five (5) lot preliminary plat for this property as well as a site plan for the largest of the five lots. On April 30, 1998, the Planning Commission approved a revised preliminary plat and site plan for the property. The revised preliminary plat reduced the number of lots from five (5) to four (4), and the approved site plan included all four lots. To date, Lots 3 and 4 have been developed according to the approved plan. The approved plan allows the following for Lots 1 and 2: Lot 1 - 6,400 square foot restaurant building, 64 parking spaces Lot 2 - 6,000 square foot restaurant building, 82 parking spaces March 30, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to revise and 2 of this development. The type tenant he will get on these the flexibility for a retail or FILE NO.: Z -5802-C the site plan for Lots 1 developer is unsure what two parcels and would like restaurant user. Therefore, the developer is proposing a conceptual site plan for the lots. The proposal includes a maximum building area for Lots 1 and 2, which will conform to the setbacks approved with the preliminary plat. The applicant notes that the number of parking spaces will comply with the minimum ordinance requirements based on the use of the individual lot (restaurant and/or retail). It is also noted that the landscape and buffer ordinances will be complied with. The driveway locations shown on the site plan for Lots 1 and 2 conform to the originally approved site plan and plat. The applicant has also noted a ground - mounted sign location for Lots 1 and 2. These signs must conform to the Chenal/Financial Center Design Overlay District. B. EXISTING CONDITIONS: Lots 3 and 4 of this subdivision are developed, with Lots 1 and 2 having been graded and prepared for building construction. 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: As of this writing, staff has received no comment from the neighborhood. The Gibralter Heights/Point West/Timber Ridge and Parkway Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Provide easement for existing sidewalk along Chenal Parkway, which is currently on private property. 2 March 30, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -5802-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: An extra fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. G. ANALYSIS: The applicant submitted a revised site plan to staff on March 14, 2000. The revised plan is a conceptual plan for Lots 1 and 2 as suggested by staff and -the Subdivision Committee. The conceptual plan provides for a maximum building area of 9,870 square feet for Lot 1 and 13,029 square feet for Lot 2, which will comply with the previously approved minimum setbacks. The conceptual plan also notes the following: 1. Parking for Lots 1 and 2 will conform to the minimum ordinance equipment based on the use(s) of the individual lot. 2. Lots 1 and 2 will conform to the City's Landscape and Buffer Ordinances. 3. Maximum building height for Lots 1 and 2 will be 35 feet. This conforms to ordinance standards (building height of 45 feet allowed in C-2). 3 March 30, 2000 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z -5802-C 4. Ground -mounted sign locations and driveway locations for Lots 1 and 2. The driveway locations were approved with the previous site plan and plat. The applicant submitted a letter to staff on April 27, 1998 which offered additional conditions of development of this property and which was made part of the previously approved site plan. Staff feels that these conditions should continue to apply to development of Lots 1 and 2. The conditions that apply are as follows: 1. Installation of an eight (8) foot high wood privacy fence along the boundary between the OS Buffer and the shopping center, except for the east sixty (60) feet of this boundary nearest Chenal Parkway where the fence will be six (6) feet high. 2. Planting twice the number of evergreens (holly or juniper) as required by the Landscape Ordinance along the entire length of the privacy fence. 3. Installing only the downward -facing "box" type parking lot light fixtures, with a maximum height of 28 feet. 4. Restrict dumpster pick-ups to the hours of 7:00 a.m. to 7:00 p.m. 5. Restrict any tenant in the center from installing any external speakers. This restriction will not apply to a drive-thru order speaker for a restaurant use on an out -lot. 6. Prohibiting the following uses in the center: a. Ambulance service post b. Auto glass or muffler shop C. Bar, lounge or tavern (except as part of a restaurant) d. Adult bookstore or adult video store e. Pawn shop f. Plumbing electrical, air conditioning or heating shop g. Recycling facility, automated 4 March 30, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -5802-C The proposed site is located within the Chenal/Financial Center Design Overlay District. Signage, site lighting and utilities must conform to the following DOD requirements: 1. Ground -mounted signs must be "monument" type with a maximum height of 8 feet and a maximum area of 100 square feet. 2. Parking lot lighting must be directed to the parking areas and not reflected to adjacent property. 3. No overhead utilities shall be constructed within 100 feet of the Chenal Parkway right-of-way. 4. All lighting and utilities in front of the rear line of the building must be underground. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed conceptual site plan for Lots 1 and 2. The conceptual plan for those lots as proposed will conform to all aspects of the City's Zoning Ordinance and the previously approved preliminary plat of the property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the conceptual site plan for Lots 1 and 2 subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Signage, site lighting and utilities must conform with the Chenal/Financial Center Design Overlay District as noted in paragraph G. 3. Compliance with the conceptual site development criteria as outlined in paragraph G. 4. Compliance with the additional conditions as offered by the applicant in an April 27, 1998 letter and required with the previously approved site plan. SUBDIVISION COMMITTEE COMMENT: (MARCH 9, 2000) Joe White, C. J. Cropper and Beck Kyzer were present, representing the application. Staff gave a brief description of the revised site plan. 61 March 30, 2000 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -5802-C Mr. White explained that the applicant wished to have the revised site plan approved (Lots 1 and 2) and have the flexibility to utilize the previously approved site plan for these lots if needed. Staff noted that a better alternative would be to propose a conceptual plan for Lots 1 and 2 that would conform to all ordinance standards and allow the applicant flexibility in site design based on future property owners or tenants. Staff noted that the following items needed to be included within the conceptual plan: 1.Show the minimum setbacks for Lots 1 and 2 as previously approved with the plat of the property. 2.Note a maximum building area (square footage) for each lot. 3.Note that the minimum number of parking spaces for each lot will conform to ordinance standards based on the use of the property. 4.Show driveway locations for Lots 1 and 2 as previously approved with the plat of the property. 5.Note that the City's Landscape and Buffer Ordinances will be complied with. 6. Show ground -mounted sign locations and note that the signs will conform with the Chenal Parkway/Financial Center Design Overlay District standards. 7. Note that site lighting and utilities will conform to the DOD standards. The Committee members indicated endorsement of the conceptual plan for Lots 1 and 2. After the discussion, the Committee forwarded the revised site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson place the item before the Commission for inclusion within the consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6