Loading...
HomeMy WebLinkAboutZ-5936-F Staff AnalysisJune 22, 2006 ITEM NO.: 14 FILE NO.: Z -5936-F NAME: The Promenade at Chenal Zoning Site Plan Review LOCATION: Located on the Northwest corner of LaGrande Drive and Chenal Parkway EVELOPER: 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: 8 Lots & 1 Tract FT. NEW STREET: 3200 LF CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: C-2, Shopping Center District 19 — Chenal Planning District 42.11 VARIANCESANAIVERS REQUESTED: 1. A variance to allow reduced building setbacks along the common lot lines. 2. A variance to allow the development of lots with reduced lot widths. BACKGROUND: On October 7, 2004, the Little Rock Planning Commission reviewed a request for the Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was proposed to be located in Chenal Valley. The shopping center was to be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development was proposed to be anchored by a 155,000 square foot Dillard's department store. The center would be designed in a Gothic style. The open-air design of the center replicated a nostalgic Main Street Shopping district. Vehicular access to the Main Street allowed convenient parking in front of the store or June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5936-F restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian -friendly environment ideal for shopping, entertainment and socializing. The French Gothic design style was to 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 would anchor the entrance features and the corners of the buildings. The materials used were to 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 reflected the heavily timbered landscape of the Chenal Valley area. The proposal included the development of the site with four lots. The shopping center was to be contained on a single lot and three out parcels were proposed along Chenal Parkway and LaGrande Drive. On November 10, 2005, the Little Rock Planning Commission approved a revision to the previously approved preliminary plat for Tract 5 Chenal Valley. The request was to split the previously proposed large lot into two individual lots and five out parcels resulting in a total of seven lots. Lots 1 and 2 were proposed for the main shopping center development and Lots 3 — 7 were proposed as out parcels. The approval allowed reduced building setback along the common lot line of the proposed lots (Lots 1 and 2). A reduced setback for each of the proposed out parcels was also approved. A cross access parking and utility easement would be recorded as a part of the platting process according to the applicant. No changes were proposed to the applicant's site plan. A. PROPOSAL: The developers are now requesting a Zoning Site Plan Review of this C-2, Shopping Center District zoned parcel to allow the construction of a "Life Style Cent&' shopping development. The site is proposed with a total of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels are proposed totaling 45,408 square feet. The total square footage of the development proposed is 334,889 square feet. A total of 1,961 parking stalls have been indicated on the site plan. The parking ratio provided is 5.86 spaces per 1,000 square feet. Access points are proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light is proposed at this location), LaGrande Drive and Rahling Road. The applicant has indicated the construction materials and design of the center will remain as was previously approved. The materials proposed are warm and earthly tones and materials such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center will reflect the heavily timbered landscape of the Chenal Valley area. 2 June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z -5936-F The site is a 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. LaGrande Drive has been constructed with curb and gutter adjacent to the southern boundary of the property but also does 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. 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: 1. A minimum of 200 feet of left turn storage should be provided at all driveways on Rahling Road. 2. A minimum 250 feet of left turn storage should be provided on Chenal Parkway with a 150 foot taper. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 4. Dual left turn should be provided on Chenal Parkway. 5. The proposed right-of-way dedication meets Master Street Plan requirements. 6. Plans of all work in right-of-way shall be submitted for approval prior to 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). 7. With site development, provide design of the streets conforming to the Master Street Plan. Construct street improvements to these streets including 5 -foot sidewalks with the planned development. 8. 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 and approved prior to 3 June 22, 2006 SUBDIVISION ITEM NO.: 14 !Cont. the start of construction. FILE NO.: Z -5936-F 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING.- Wastewater: LANNING: 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. 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 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. Fire Department: Install 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 dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. 0 June 22, 2006 SUBDIVISION O.: 14 (Cont. Landsc_ ape: FILE NO.: Z -5936-F 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Proposed plan does not appear to meet this minimum. 3. All single trunk trees shall have a minimum caliper of three (3) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of this requirement. The remaining minimum caliper requirement may be reduced to two (2) inches measured twelve (12) inches above grade at planting. 4. All Multi -trunk trees shall have three (3) trunks or canes with a minimum caliper of one and one-half (1 %) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of the requirement may have three (3) trunks or canes with a minimum caliper of one (1) inch measured twelve (12) inches above grade at planting. 5. Interior islands are to be evenly distributed throughout the parking area(s). 6. The buffer ordinance requires that an average of fifty foot (50) of green space be allocated around the projects entirety. 7. Berming is encouraged along the streets. 8. An automatic irrigation system to water landscaped areas will be required. 9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there was additional information necessary to complete the review process. Staff stated the site plan indicated the development of a single lot which would allow only signage along street frontages. Staff stated the signage indicated on the site plan did not comply with the typical minimum standards. Staff stated all building signage should be identified as a part of the application request. Staff questioned the height of the proposed retaining wall. Public Works comments were addressed. Staff stated street improvements would be required along the abutting roadways. Staff also stated a grading permit and storm water detention was required for development of the site. 5 June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -5936-F Landscaping comments were addressed. Staff stated compliance with the City's Landscape and Buffer Ordinance was required. Staff also stated an automatic irrigation system would be required to water landscaped areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the creation of eight (8) lots and one (1) tract for the proposed development. The indicated retaining wall does not exceed the allowable height per the Land Alteration Ordinance. The request includes reduced building setbacks along the common lot lines of the proposed lots. 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 indicated 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 1,961 parking spaces. Based on the total retail square footage of the site 1,488 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum parking demand. June 22, 2006 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -5936-F The applicant has indicated signage will comply with the Chenal Parkway Design Overlay District and wall 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 fleet 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 fapade signage, over -door transom signage and blade signage. 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 wall signage in commercial zones. The applicant has indicated signage for each of the proposed lots consistent with signage allowed per the Chenal Design Overlay District or a maximum of eight (8) feet in height and one hundred square feet in area. The site plan also indicates the placement of building signage along the interior drive and along the street sides. The development is proposed as a "Life Style Center' with a main street feel. The fronts of the buildings will be located along the interior drive and the signage is necessary in this location to allow identification of the tenants. In addition the request is also to allow wall signage along the street sides. According to the applicant this signage is necessary to identify the businesses from the adjacent roadways as is currently allowed by typical ordinance standards related to building signage. 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 an eight lot plat with cross access easements in conjunction with the site plan review. The applicant has indicated an average lot size of 4.73 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 — 7 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. 7 June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -5936-F Staff is supportive of the proposed site plan and proposed lot configuration. Staff feels the applicant has done a good jot in meeting 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. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the variance request to allow signage without public street frontage. Staff recommends approval of the variance request to allow the creation of lots with reduced lot widths. Staff recommends approval of the variance request to allow reduced building setbacks along common lot lines. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request to allow signage without public street frontage, the variance request to allow the creation of lots with reduced lot widths and the variance request to allow reduced building setbacks along common lot lines. Staff stated the request included a variance request from the Land Alteration Ordinance to allow the clearing of the entire site with out imminent development plans for the entirety of the property. Staff stated they were supportive of the variance request. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 14. Z -5936—F NAME: The Promenade at Chenal Zoning Site Plan Review LOCATION: located on eh Northwest corner of LaGrande Drive and Chenal Parkway 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 June 7, 2006. The Office of Planning and Development must receive the proof of notice no later than June 16, 2006. 2. The site plan indicates the development as a single lot. Only one sign per street frontage is allowed. 3. All site lighting must be low level and directional, directed inward to the site. 4. Provide the proposed retaining wall height. 5. Provide a cross access and cross parking easement on the site plan if multiple lots. 6. Provide the proposed dumpster locations. Will the dumpster service hours be limited? 7. Provide the proposed building signage plan. Are signs to be located on the fronts and rears of the buildings? 8. Provide building elevations and construction materials. 9. Provide a phasing plan, if applicable. 10. Provide pedestrian access through the site. 11. Provide the details of the proposed ground mounted signs. (height/area) 12.All previously agreed tree preservation areas should be indicated on the site plan. Variance/Waivers: Public Works Conditions: 1. A minimum of 200 feet of left turn storage should be provided at all driveways on Rahling Road. 2. A minimum 250 feet of left turn storage should be provided on Chenal Parkway with a 150 foot taper. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 4. Dual left turn should be provided on Chenal Parkway. 5. The proposed right-of-way dedication meets Master Street Plan requirements. 6. Plans of all work in right-of-way shall be submitted for approval prior to 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). Item # 14 7. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5 -foot sidewalks with the planned development. 8. 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 and approved prior to the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 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. Fire Department: Install 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 dedicated CATA Bus Route. Planning Division: No comment. Landscape: Item # 14 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 'h feet in width and 300 square feet in area. Proposed plan does not appear to meet this minimum. 3. All single trunk trees shall have a minimum caliper of three (3) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of this requirement. The remaining minimum caliper requirement may be reduced to two (2) inches measured twelve (12) inches above grade at planting. 4. All Multi -trunk trees shall have three (3) trunks or canes with a minimum caliper of one and one-half (1 '/) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of the requirement may have three (3) trunks or canes with a minimum caliper of one (1) inch measured twelve (12) inches above grade at planting. 5. Interior islands are to be evenly distributed throughout the parking area(s). 6. The buffer ordinance requires that an average of fifty foot (50') of green space be allocated around the projects entirety. 7. Berming is encouraged along the streets. 8. An automatic irrigation system to water landscaped areas will be required. 9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised fat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 7, 2006. Item # 14