Loading...
HomeMy WebLinkAboutZ-5936-G Staff AnalysisSeptember 14, 2006 ITEM NO.: 12. Z -5936-G NAME: The Promenade Zoning Site Plan Review LOCATION: located on the Northwest corner of LaGrande Drive and Chenal Parkway 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: 11 Lots & 1 Tract FT. NEW STREET: 3200 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCESANAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first phase of construction. 2. A variance to allow a reduced lot width for the proposed out parcels. 3. A variance to allow reduced building setbacks between the proposed lot lines. 4. A variance to allow signage without public street frontage. 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 restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian -friendly environment ideal for shopping, entertainment and socializing. September 14, 2006 SUBDIVISION ITEM NO.: 12 ICON Z -5936-G 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. On June 22, 2006, the Little Rock Planning Commission approved a revision to the site plan to allow the construction of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels were proposed totaling 45,408 square feet. The total square footage of the development proposed was 334,889 square feet. A total of 1,961 parking stalls were indicated on the site plan. Access points were proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light was proposed at this location), LaGrande Drive and Rahling Road. The applicant indicated the construction materials and design of the center would remain as was previously approved. The materials proposed were 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 would reflect the heavily timbered landscape of the Chenal Valley area. A. PROPOSAL: The applicant is now proposing to revise the previously approved site plan to allow the placement of two additional buildings located along Rahling Road. The site plan also indicates the placement of a restaurant with drive-through facilities located along Chenal Parkway. The site plan indicates the placement of 338,948 square feet of retail space and 1,876 parking spaces. The shopping center area is proposed with 290,341 square feet and the out parcel area is proposed with 71,406 square feet. The applicant is proposing a preliminary plat as a part of the review process to allow the creation of out parcels for the site. A total of 12 lots have been indicated 10 of which are proposed as out parcel lots for the 2 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT) Z -5936-G development of stand alone retail activities including restaurants and one lot containing the shopping center. One tract for future development has been indicated. The development is proposed in phases. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site with the first phase of construction. B. EXISTING CONDITIONS: 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 is currently under construction adjacent to the site. There are commercial and office uses located in the area east 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. Storm water detention ordinance applies to this property. 2. Rahling Road is classified as a principal arterial; however, construction is shown to minor arterial standards, which correspond to Phase 1 standards 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. 4. 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). 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 and approved prior to the start of construction. A variance is required to be granted for grading portions of the property where construction is not imminent. Per Section 29- 190(14), a temporary undisturbed buffer must remain around that portion of the property requested to be advanced graded. The buffer width shall be 6 3 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT) Z -5936-G percent of the lot width and depth and shall not be less than 25 feet or more than 40 feet. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. 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 streetlight requirements. 8. 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. 9. Vegetation must be established on disturbed area within 21 days of completion of grading activities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot under ground or a 30 -foot overhead easement is required by Energy. Easement to be dedicated for utility and not a part of the street right-of- way. Center -Point Energy: No comment received. AT & T: 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: Place fire hydrants per code. On site fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. 4 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT) Z -5936-G CATA: The site is not located on a dedicated CATA Bus Route. F. ISSU ESITECH NI CAUDES I GN : Planning_ Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Previous comments apply. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. This proposal appears to be below this minimum requirement. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. 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: (August 24, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were technical issues associated with the request remaining outstanding. Staff requested the applicant provide details of the proposed phasing plan, proposed signage plan and the location of the proposed dumpster facilities. Staff also requested the applicant provide pedestrian connectivity through the site on the proposed site plan. Public Works comments were addressed. Staff questioned if the development would be phased. Mr. Daters stated the development would be constructed in phases. Staff stated a detailed grading plan was required. Staff questioned the limits of grading activities with each phase. Mr. Daters stated advanced grading of the site was being requested for all phases of the development prior to the issuance of a building permit to allow the site to balance and eliminate the need for hauling dirt on or off site. Landscaping comments were addressed. Staff stated interior landscaping would be required consistent with the City's minimum landscape and zoning 5 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT) Z -5936-G ordinances. Staff also stated the City Beautiful Commission recommended saving as many existing on-site trees as feasible. 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated the creation of eleven (11) 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 1,876 parking spaces. Based on the total retail square footage of the site 1,506 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum parking demand. 6 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CON Z -5936-G 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 for percentage coverage. 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. The total sign area and lettering height is based on the tenant space leased by theretailer but less than typically allowed per the zoning ordinance for wall signage in commercial zones. Signage will be placed on the front and rear of the buildings. 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. 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 eleven lot plat and one tract 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 — 4 and 7 - 10 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 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT) FILE NO.: Z -5936-G The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant is requesting to grade the entire site with the development of Phase I of the building construction. The applicant has indicated to balance the site the advance grading is necessary to eliminate hauling of material from the site during construction of the first phase and then bringing the material back during subsequent phases. Staff is supportive of this variance request. Staff is supportive of the proposed site plan and proposed lot configuration. Staff feels the applicant has done a good job 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. Staff recommends pedestrian tables be added to the site to allow safe pedestrian movement and connectivity throughout the site. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow the grading of the entire site with the first phase of building construction. PLANNING COMMISSION ACTION: (September 14, 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 outlined in paragraphs 8 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CO FILE NO.: Z -5936-G D, E, F and H of the above agenda staff report. Staff also presented a recommendation of approval of the variance requests to allow signage without public street frontage, the creation of lots with reduced lot widths, to allow reduced building setbacks along common lot lines, that the revised site plan include pedestrian tables to allow safe pedestrian movement and connectivity throughout the site and the requested variance from the Land Alteration Ordinance to allow the grading of the entire site with the first phase of building construction. There was no further discussion of the item. The chair entertained a motion 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. E ITEM NO.: 12. NAME: The Promenade Zoning Site Plan Review Z -5936-G LOCATION: located on the 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details of the proposed signage. A detailed signage plan must be submitted and approved prior to the issuance of signage for the development. a. Provide the location of the proposed shopping center signage including the location, height and area. Provide in the general notes section of the site plan. b. Will there be building signage located on the front (interior to the center) and rear (exterior fronting the adjacent roadways) of the buildings? Provide in the general notes section of the site plan. c. Will blade signage and/or awning signage be used to identify the businesses located within the development? Provide in the general notes section of the site plan. d. Will window signage be used within the development? Provide in the general notes section of the site plan. 3. Provide the location of proposed dumpsters on the proposed site plan along with a note concerning the required screening. 4. Will the area not indicated for development be included as a separate lot or included in the overall shopping center lot? 5. Provide pedestrian access on the site plan to allow connectivity through the site. 6. Provide details of the proposed variance request to the Land Alteration Ordinance. 7. Dimension all building separation between buildings and property lines. Variance/Waivers: A variance from the Land Alteration Ordinance to allow advanced grading of the site. Public Works Conditions - 1 . onditions: 1. Storm water detention ordinance applies to this property. 2. Rahling Road is classified as a principal arterial; however, construction is shown to minor arterial standards, which correspond to Phase 1 standards for a principal arterial. A third lane each direction will ultimately be required. Item # 12 3. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 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 and approved prior to the start of construction. A variance is required to be granted for grading portions of the property where construction not imminent. Per Section 29-190(14), a temporary undisturbed buffer must remain around that portion of the property requested to be advanced graded. The buffer width shall be 6 percent of the lot width and depth and shall not be less than 25 feet or more than 40 feet. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. 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 streetlight requirements. 8. 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. 9. Vegetation must be established on disturbed area within 21 days of completion of grading activities. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Energy: No comment received_ AT & T: 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: Place fire hydrants per code. On site fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. Item # 12 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Previous comments apply. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. This proposal appears to be below this minimum requirement. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. 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 plat/plan. Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 12