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HomeMy WebLinkAboutZ-5936-C Staff AnalysisOctober 7, 2004 ITEM NO.: 12 FILE NO.: Z -5936-C NAME: Tract 5 Chenal Valley — The Promenade at Chenal — Site Plan Review LOCATION: Located on the Southwest corner of Rahling Road and Chenal Parkway DEVELOPER: Red Development Company 4717 Central Kansas City, MO 64112 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 47.88 acres NUMBER OF LOTS: 4 FT. NEW STREET: 3200 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST APPLICANT'S STATEMENT): The Promenade at Chenal, a 531,981 square foot open-air, life-style center, is proposed to be located in Chenal Valley. The shopping center will be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development is proposed to be anchored by a 155,000 square foot Dillard's department store, the center will be designed in a Gothic style. The open-air design of the center replicates a nostalgic Main Street Shopping district. Vehicular access to the Main Street allows convenient parking in front of the store or restaurant. Extensive sidewalks, landscaping and hardscape will create a pedestrian -friendly environment ideal for shopping, entertainment and socializing. October 7, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -5935-C The French Gothic design style will showcase buildings and steeply pitched slate roof treatments punctuated by vertical elements such as masonry piers, tall windows and decorative tower elements. Stone and brick square pillars will anchor the entrance features and the corners of the buildings. The materials used will be warm and earthly such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center reflects the heavily timbered landscape of the Chenal Valley area. B. EXISTING CONDITIONS: The site is a vacant wooded site on the west side of Chenal Parkway. Chenal Parkway has been constructed as a four lane median roadway with curb and gutter but without sidewalks adjacent to the proposed development. LaGrange Drive has been constructed with curb and gutter adjacent to the southern boundary of the property but also dose not have a sidewalk in place. Rahling Road has not been constructed adjacent to the site but is proposed as a part of the development. There are commercial and office uses located in the area southeast and south of the site. To the north of the site is currently vacant and zoned PCD. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Bayonne Place Property Owners Association, the Margeaux Place Property Owners Association, the Duquesne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Parkway Place Property Owners Association, the St. Charles Community Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Existing and proposed right-of-way widths are adequate to meet current Master Street Plan Requirements. Sidewalk improvements are shown as required. 2. Rahling Road is classified as a principal arterial, however, construction is shown to a minor arterial standard, which corresponds to Phase 1 standard for a principal arterial. A third lane each direction will ultimately be required. 3. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 October 7, 2004 . SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -5936-C 4. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted an approved prior to the start of construction. 6. Provide the direction of flow and all storm water flows (Q) entering and leaving the property and the location of all storm water facilities. Show the proposed final contours and critical cross sections of maximum cut and fill. 7. Street improvement plans shall be include signage and striping. Traffic engineering must approve complete plans prior to construction. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for additional information regarding street light requirements. 9. A traffic study for the site is currently under review, and comments will be provided under separate cover. Traffic Comments: 1. Left turn lane into main entrance on west bound Chenal Parkway needs to increase to 250 feet. 2. A 200 foot right turn lane needs to be added at both shopping center entrances on east bound Chenal Parkway. 3. Shopping center entrances on La Grande Drive and Rahling Road need to be increased to 36 feet. 4. A 200 foot right turn lane needs to be added at both shopping center entrances along north bound Rahling Road. 5. Rahling Road needs 2 through lanes, 2 left turn lanes, and one right turn lane at the intersection of Chenal Parkway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. 3 October 7, 2004 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -5936-C Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension and on- site fire protection will be required in order to provide service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: Current there is no bus service in the area. If the City elects to extend bus service to this area, the cost would be approximately $200,000 annually for full day and evening service. To accommodate future transit service to the Promenade at Chenal Valley, CATA recommends that as part of the project a bus pullout bay be added to allow the bus to pull out of traffic while loading, enhancing both safety and traffic flow. The preferred location would connect pedestrians directly to the shopping plaza via a sidewalk, minimizing the need to walk through the parking lot. A bus pullout, however, could be constructed at virtually any location along the streets surrounding the proposed shopping plaza. The pathway from the bus stop to the main entrance should be developed with ADA and pedestrian safety in mind. Please contact CATA at (501) 375-6717 for additional information. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: The proposed street buffer width around the perimeter of the site is less than the full width requirement of 50 feet, but with one exception, meets ordinance requirements when averaged out. The one exception being the proposed street buffer average width proposed along Rahling Road, which is 3,232 square feet short of the requirement. Additional interior landscape islands are required to help soften the impact of large areas of proposed asphalt. Interior landscape islands should be generally evenly distributed throughout the on-site paved areas. 4 October 7, 2004 SUBDIVISION TEM NO.: 12 FILE NO.: Z -5936-C An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. A minimum of 75% of the dripline of trees to be preserved must be protected with temporary fencing. G. SUBDIVISION COMMITTEE COMMENT- (September 16, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating the request was a site plan review to allow the placement of a commercial shopping center on the site. Staff requested the applicant provide additional information concerning the proposed development. Staff requested the applicant provide a detailed signage plan, the proposed building coverage and the total floor area in the general notes section of the site plan. Staff also requested the applicant provide a bus stop for CATA to access the site. Staff noted CATA had submitted a more detailed request and the applicant should contact them directly for additional information. Public Works comments were addressed. Staff stated the proposed site plan indicated the development of boundary street improvements and the placement of additional traffic signals on the site. Staff stated clearing and grading permits would be required for the site and approved prior to construction. Staff questioned if the development would be constructed in phases. The applicant stated the development would be constructed in a single phase. Landscaping comments were addressed. Staff noted the indicated landscaping around the perimeter of the site was less than the full width requirement of fifty feet, but with one exception, the indicated buffer met ordinance requirements when average out. Staff stated the one exception was the proposed street buffer average width along Rahling Road was 3,232 square feet short of the requirement. Staff also stated interior landscaping islands were required to help soften the impact of large pave areas. Staff stated the interior landscape islands should be evenly distributed through the site. 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. 5 October 7, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -5936-C H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has provided a detailed signage plan, maximum building height, total floor area and total building coverage. The applicant has indicated four 50 -foot tower elements and three 60 -foot tower elements. The Zoning Ordinance allow steeples, chimneys or similar ornamental structure to be constructed provided the structure does not exceed twice the height permitted in the classification. The site is zoned C-2, Shopping Center District with allows a maximum building height of 45 -feet. The indicated structures are within the allowable height for C-2, Shopping Center District zoning. The applicant has indicated all mechanical equipment will be roof mounted and screened from view by parapet walls. The applicant has also indicated the low architectural walls will be faced with stone or brick and conform to the general architectural theme of the center. The applicant has addressed landscaping comments by increasing the street buffer along Rahling Road to meet the minimum ordinance requirement. The applicant has also included landscape islands within the development to soften the impact of the on site paved area. The applicant has not included the placement of pedestrian tables to allow for safe pedestrian movement within the development. Staff would recommend pedestrian tables be added to the site to allow safe movement and connectivity throughout the site. The proposed site plan includes the placement of 3079 parking spaces. There are 2379 surface parking spaces and 700 deck parking spaces. Based on the total retail square footage of the site 2364 parking spaces would typically be required.' The indicated parking is more than adequate to meet the minimum parking demand. The applicant has indicated signage will comply with the Chenal Parkway Design Overlay District and signage allowed in commercial zones per the Zoning Ordinance. The Chenal/Financial Center Design Overlay District allows a single sign not to exceed one hundred square feet in area and eight feet in height. In cases where a parcel fronts on two streets one sign per different street may be erected. The signs are to be monument type signs. The applicant has indicated fagade signage, over -door transom signage and blade signage (required). The total sign area and lettering height is based on the tenant space leased by the retailer but less than typically allowed per the zoning ordinance for signs in commercial zones. D October 7, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.:_Z-5936-C The applicant has indicated the maximum building coverage of 429,353 square feet or twenty-one percent of the total site area. The applicant has indicated a bus pull -off located along LaGrande Drive. The applicant has indicated pedestrian access will be provided per CATA's request and comply fully with ADA requirements. The applicant has indicated additional lanes per Traffic Comments. The applicant has increased the length of the left turn lane into the main entrance on the east and west bound traffic lanes. The applicant has also indicated turn lanes along Rahling Road as requested by staff. The applicant is requesting approval of the creation of a five lot plat with cross access easements in conjunction with the site plan review. The applicant has indicated the lots range in size from 1.17 acres to 36.29 acres. Property zoned C-2, Shopping Center District typically requires a minimum lot size of five acres, except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Commission. The ordinance further states there shall be not less than three hundred feet of district frontage on at least one abutting street, whether for single or multiple building/lot development. Proposed Lots 1 — 3 do not appear to meet the minimum lot frontage criteria established for the zoning district. The lots appear to be 260 - feet plus. Staff does not feel the reduced lot frontage will have any adverse impact on adjoining properties. Although the lots are located on a public street, the indicated lots do not have direct access to the roadway through a curb -cut. Staff feels the serving of these lots by internal drives will lessen any potential negative impact on the adjacent roadway. Staff is supportive of the reduced lot frontage. Staff is supportive of the proposed site plan and proposed preliminary plat. Staff feels the applicant has met most of the minimum requirements with regard to a zoning site plan review for the proposed site with regard to landscaping, access and circulation, signage, maximum building height and parking. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the requested variance to allow the development of lots with less than the required 300 -foot minimum street frontage. Staff recommends additional pedestrian tables be added to the site to allow safe pedestrian connectivity through the site. 7 October 7, 2004, s SUBDIVISION ITEM NO.: 12 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -5936-C (OCTOBER 7, 2004) Mr. Tim Daters was present representing the request. There were registered objectors present. Staff stated the development was a site plan review request and the applicant had meet the minimum ordinance standards for the review process. Mr. Daters stated he was requesting to amend his application and place an additional condition of approval. He stated when the areas of transition between the cuts and fills were determined the developer would survey and locate all the trees in these areas. Mr. Daters stated they would then take all necessary steps to save the identified trees. He stated the developer would also incorporate hardwood species in their replanting of landscaped areas. Ms. Dottie Funk addressed the Commission with concerns. She stated the current ordinance did not require the preservation of trees on site. She stated she appreciated the developer commitment to not "mow down" all the trees on the site if possible. She stated the ordinances were adopted six years ago with a lot of work between citizens, staff and the Commission. She stated it was possibly time to review the ordinances to see if there were areas that needed refining. There was no further discussion of the item. The chair entertained a motion to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.