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HomeMy WebLinkAboutZ-5936-B Staff AnalysisJune 22, 2000 ITEM NO.: 1.1. FILE NO.: Z -5936-B NAME: Chenal Valley (Tract 5A) - Zoning Site Plan Review LOCATION: Northwest corner of-Chenal Parkway and LaGrande Drive nRVELnPER Cousins 2500 Windy Ridge Pky. Suite 1600 Atlanta, GA 30339 ENGINEER: White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 AREA: 38 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: 1. Variance for reduced building setbacks (Lots 2, 3 and 4). 2. Variance for driveway setbacks from property lines. 3. Variance to allow a median cut on Chenal Parkway. BACKGROUND: This property was recently rezoned from PCD to C-2. The C-2 zoning district requires a site plan review by the Planning Commission for any development. A. PROPOSAL/REQUEST: The applicant is proposing a four (4) lot site plan for the 38 acre property for the development of a shopping center. The applicant is proposing the following development: Lot 1 - building area: 215,153 square feet (3 single -story buildings) parking: 1,114 spaces June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont.) FILE NO.: Z -5936-B Lot 2 - building area: 119,888 square feet (1 two-story building) with 20,000 square foot future building addition. parking: 530 spaces Lot 3 - building area: 6,500 square feet (1 single -story building) parking: 69 spaces Lot 4 - building area: 8,250 square feet (1 single -story building) parking: 69 spaces The applicant is proposing a main entrance from Chenal Parkway with a new median cut in Chenal Parkway. A variance for this median cut has been requested. One other driveway is shown on the Chenal frontage (Lot 2), with two drives from LaGrande Dr. and three driveways from Rahling Road. The applicant is requesting a variance for the minimum setback for the two westernmost drives (one on LaGrande Dr. and one on Rahling Road). The minimum ordinance setback from property lines is 125 feet. The proposed drives are approximately 30 to 40 feet from the property lines. As part of the development, the applicant proposes to fund new traffic signals at the intersection of Chenal Parkway and Rahling Road and the intersection of Chenal Parkway and the project's main entrance (new median cut). The applicant has also noted that LaGrande Dr. and Rahling Road will be constructed to their intersection, just west of this property. The applicant is requesting a variance for a reduced building setback for the proposed building on Lot 2. The south building setback is approximately 30 feet. The applicant is also requesting variances for reduced building setbacks for Lots 3 and 4. The south setback for the building on Lot 3 is approximately 37 feet and the south and west setbacks for the building on Lot 4 are approximately 10 to 18 feet. The ordinance requires a minimum setback of 40 feet from all property lines in C-2 zoning. The applicant is also proposing two (2) ground -mounted signs (one on each side of the main entry drive from Chenal Parkway), with a maximum height of eight (8) feet. The applicant is also proposing a six (6) foot sidewalk along Chenal Parkway within the property's front landscaped area. V June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont.) FILE NO.: Z -5936 - The applicant has also submitted a detailed "tenant sign criteria" (dated June 7, 2000) for this proposed development. A copy is included in the agenda report for Planning Commission review. The proposed buildings, parking areas, drives, landscaped areas and other proposed improvements are noted on the attached site plan. The applicant has noted that the project will be developed in one (1) phase. B. EXISTING CONDITIONS: The property is undeveloped and wooded, with varying degrees of slope. The Arkansas Systems and Village at Rahling Road developments are located across Chenal Parkway to the east. The GMAC office complex is located across LaGrande Dr. to the south. The property immediately north and west is undeveloped and part of a PCD development which was approved previously. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no public comment regarding this item. There was no established neighborhood association in the area to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.All comments from Subdivision Plat S-867-GGGG apply to this item. 2.Add left turn bays on West Loop Road, Chenal Parkway and LaGrande Drive (dual left turns for WB lane with additional lane added on LaGrande). (44 feet wide) 3.Show and construct sidewalk on all street frontages. 4.Show future curb cuts on remaining acreage bounded by LaGrande Drive and West Loop. 5. Show existing driveways on GMAC property and line-up proposed driveway with existing driveways. 6. Continue third lane to Chenal Parkway to LaGrande Drive. 7.Show cross access easements between lots one, three, and four. 8. Traffic signal at Chenal and Rahling Road will be required to handle projected site traffic. 3 June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont.) FILE NO.: Z -5936-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: Arkla approves as long as existing easement is not affected. Southwestern Bell: No Comment received. Water: An acreage charge of $300/acre will apply in addition to the normal connection charges. A water main extension will be required to serve Lot 4, looped lines with on site fire protection will be required to serve Lot 1, and on site fire protection may be required for the other lots. Fire Department: Contact Dennis Free at 918-3752 regarding placement of fire hydrants. County Planning: No Comments received. CATA: No effect; Site is not on a dedicated bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Area set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many existing trees as is feasible on this tree covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (JUNE 1, 2000) Tim Daters, Bill Bassett and Joe Keaton were present, representing the application. Mr. Bassett briefly described the site plan. He noted that the project would be developed as a single phase. 4 June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont.) H. FILE NO.: Z -5936-B It was noted that a variance would be needed for the median cut in Chenal Parkway. Bob Turner, of Public Works, discussed the Public Works requirements, and noted that he would support the variance for the median cut based on the fact that the entrance to the project was estimated to generate traffic equal to a collector street. Mr. Bassett gave a brief description of the proposed signage. Staff noted that a document explaining the proposed signage had been submitted. Mr. Bassett also explained the proposed interior pedestrian sidewalks. After the discussion, the Committee forwarded the site plan to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on June 71 2000. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. Dumpster areas and ground -mounted sign locations have been shown on the revised plan. The following is the minimum number of required parking spaces and the proposed parking for each individual lot of this development: The number of parking spaces for each lot exceeds the minimum ordinance standards and staff is comfortable with the parking plan as proposed. As noted in paragraph A., the applicant is requesting a variance for minimum building setbacks for Lots 2, 3 and 4. Staff supports the variance as requested. The applicant is also requesting a variance for reduced driveway setbacks from property lines and a variance to allow a median cut in Chenal Parkway. Public Works has indicated approval of the driveway setback variance. Public Works has indicated support of the variance for a median cut in Chenal Parkway based on the projected amount of traffic that this development will generate. 5 Required (minimum) Proposed Lot 1 - 956 1,114 Lot 2 - 387 530 Lot 3 - 21 69 Lot 4 - 27 69 The number of parking spaces for each lot exceeds the minimum ordinance standards and staff is comfortable with the parking plan as proposed. As noted in paragraph A., the applicant is requesting a variance for minimum building setbacks for Lots 2, 3 and 4. Staff supports the variance as requested. The applicant is also requesting a variance for reduced driveway setbacks from property lines and a variance to allow a median cut in Chenal Parkway. Public Works has indicated approval of the driveway setback variance. Public Works has indicated support of the variance for a median cut in Chenal Parkway based on the projected amount of traffic that this development will generate. 5 June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont.) FILE NO.: Z -5936-B The proposed site is located within the Chenal/Financial Center Design Overlay District and must comply with the following requirements for signage, site lighting and utilities: I. Ground -mounted signs must be monument - type with a maximum height of 8 feet and a maximum area of 100 square feet. 2. Site lighting must be directed to the parking areas and not reflected to adjacent parcels. 3. All lighting and utilities located between the rear lines of the buildings and Chenal Parkway right-of-way shall be underground. No overhead utilities shall be constructed within 100 feet of the Chenal Parkway right-of-way. As noted in paragraph A., the applicant has submitted a document titled "Tenant Sign Criteria" (dated June 7, 2000), which provides restrictions for wall -mounted and projecting signs throughout this development. Staff feels that the proposed sign criteria is extremely close to the City's sign ordinance requirements and recommends approved of this document as a component of the proposed site plan. A copy of the document has been attached for Planning Commission review. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed site plan. Staff feels that the proposed site plan will have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the requested variance for reduced building setbacks (Lots 2, 3 and 4). 3. Staff recommends approval of the variance to allow a median cut in Chenal Parkway at the main development entry. 4. Staff recommends approval of the variance for reduced driveway setbacks for the two westernmost drives. 6 June 22, 2000 SUBDIVISION ITEM NO.: 1.1. (Cont. FILE NO.: Z -5936-B 5. Ground -mounted signage, site lighting and utilities shall conform to the Chenal/Financial Center Design Overlay District Standards. 6. The dumpster areas must be screened on three (3) sides with an 8 foot opaque fence or wall. 7.Staff recommends approval of the "Tenant Sign Criteria" (dated June 7, 2000) as a component of this site plan. PLANNING COMMISSION ACTION: (JUNE 22, 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 placed 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. 7