HomeMy WebLinkAboutZ-5936-I Staff AnalysisOctober 15, 2009
ITEM NO.: 2 FILE NO.: Z-5936-1
NAME: The Promenade at Chenal Revised Zoning Site Plan Review
LOCATION: Located on the Northwest corner of LaGrande Drive 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: 11 Lots & 3 Tract FT. NEW STREET: 3200 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 19 — Chenal Planning District
CENSUS TRACT: 42.11
VARIAN CESM/AIVERS REQUESTED:
1. A variance to allow a reduced lot width for the proposed out parcels.
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 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.
October 15, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.) _ FILE NO.: Z-5936-1
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 the site. The request was to split the
previously proposed large lot into two (2) individual lots and five (5) out parcels resulting
in a total of seven (7) 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.
On September 14, 2006, the Little Rock Planning Commission approved a revision to
the previously approved site plan to allow the placement of two additional buildings
located along Rahling Road. The site plan indicated the placement of a restaurant with
drive-through facilities located along Rahling Road/Chenal Parkway intersection. The
site plan indicated the placement of 338,948 square feet of retail space and 1,876
parking spaces. The shopping center area was proposed with 290,341 square feet and
the out parcel area was proposed with 71,406 square feet. A revised preliminary plat
was approved as a part of the review process to allow the creation of out parcels for the
site. A total of 12 lots were indicated nine (9) of which were proposed as out parcel lots
for the development of stand alone retail activities including restaurants and one lot
containing the shopping center, The development was proposed in multiple phases.
The applicant was approved a variance from the Land Alteration Ordinance to allow
advanced grading of the site with the first phase of construction.
A. PROPOSAUREQUEST:
The applicant is requesting a revision to the previously approved site plan to
allow the creation of two (2) additional out parcel lots, Lots 10 and 11, with a
single building proposed on each of the new lots. The shopping center will
contain three (3) tracts and eleven (11) out -parcels. The buildings proposed on
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October 15, 2009
SUBDIVISION
ITEM NO.: 2 (Co
FILE NO.: Z-5
the new lots are indicated each containing 7,664 square feet. The parking is
indicated with a cross parking agreement to allow shared parking within the
shopping center.
The request includes a variance from the C-2, Shopping Center Zoning District to
allow lot widths with less than 300 feet of street frontage.
B. EXISTING CONDITIONS:
The site is developed with a shopping center and several vacant out -parcels. All
the abutting streets are developed with curb, gutter and sidewalk in place.
Chenal Parkway and LaGrande Drive abutting the site are constructed as four
lane median divided roadways. LaGrande Drive is a commercial street
constructed with two lanes. Other uses in the area included office and
commercial uses and vacant commercially and office zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from the area
property owners. All property owners located within 200 -feet of the site, the
Bascom Place Property Owners Association, the Witry Court Property Owners
Association and the Coalition of West Little Rock Neighborhoods were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Any cost to relocate existing sewer
services or sewer mains will be at the Owner's Expense.
Entergy: 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
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October 15, 2009
SUBDIVISION
ITEM NO.: 2 (Contj FILE NO.: Z-5936-1
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: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUESITECHNICALIDESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. All previous comments apply to the future development of the out -parcels.
G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009)
Mr. Tim Daters was present representing the request. Staff presented an
overview of the development stating there were no outstanding technical issues
associated with the request. Staff stated the request was to allow two additional
out -parcels on the site and add an additional 15,000 square feet of retail space.
Staff stated the signage and lighting were to comply with the DOD. Staff stated
all building signage and dumpster screening was to comply with the previously
approved plan.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk would require repair and replacement prior to the issues of a certificate
of occupancy for any future development.
Landscaping comments were addressed. Staff stated the new development was
to comply with the previously approved plans for the overall development. Staff
stated the development was to also comply with the minimum requirements of
the City's landscape and buffer ordinances.
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October 15, 2009
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: Z-5936-1
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.
H. ANALYSIS:
There were no outstanding issues associated with the request in need of
addressing raised at the September 24, 2009, Subdivision Committee meeting.
The request is to allow additional out -parcels to be created and .the addition of
approximately 15,000 square feet of commercial space on the new lots within the
previously approved shopping center.
The development currently contains three (3) tracts and nine (9) out -parcels.
The request is to add two additional out -parcels bringing the total number of
out -parcels to eleven (11). The property is zoned C-2, Shopping Center District
and is proposed containing 310,749 square feet of retail space. The square
footage of the shopping center contains 244,284 square feet and the out -parcels
containing 66,465.44 square feet. The site contains 1,901 parking spaces with a
parking ratio of 6.46 per one -thousand. The ordinance would typically require the
placement of twenty-eight (28) handicap spaces and thirty-one (31) will be
provided at the time of full development.
The request includes a variance from the C-2, Shopping Center District zoning
classification to allow the creation of the new lots with less than 300 feet of street
frontage. The zoning ordinance states the minimum site area for the C-2 zoning
district shall be five (5) acres, except in those instances where a subdivision site
plan and plat proposing peripheral lots and multiple ownership is approved by the
Planning Commission. The Planning Commission shall establish the size,
orientation and access to multiple lot C-2 developments with special emphasis on
interior circulation, curb cuts and siting of physical improvements. In addition,
there shall be not less than three hundred (300) feet of district frontage on at
least one (1) abutting street, whether for single or multiple building/lot
development. The two (2) new lots are proposed with 239 feet and 203 feet of
street frontage along Chenal Parkway. Staff is supportive of the variance
request. A number of the other out -parcel lots have been created with less than
the 300 feet of street frontage and do not appear to have impacted the
development.
Staff is supportive of the request. The developers have indicated all signage and
dumpster screening will comply with the previously approved site plan. To staff's
knowledge there are no outstanding issues associated with the request. Staff
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October 15, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: Z-5936-1
does not feel the addition of the two (2) out -parcels and the additional square
footage of retail space will adversely impact the development or the area.
STAFF RECOMMENDATION:
Staff recommends 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 recommends approval of the variance request to allow the creation of two
(2) lots with less than the 300 feet of street frontage as typically required by the
C-2, Shopping Center Zoning District.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 2009)
The applicant was present. 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 noted in paragraphs D, E and F of the
agenda staff report. Staff also presented a recommendation of approval of the
variance request to allow the creation of two (2) lots with less than the 300 feet of street
frontage as typically required by the C-2, Shopping Center Zoning District.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
ITEM NO_: 2
NAME: The Promenade at Chenal Revised Zoning Site Plan Review
Z-5936-1
LOCATION: located on the Northwest corner of LaGrande Drive and Chenal Parkway
Planning Staff Comments_
1. Provide notification of all 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 September 30, 2009. The Office
of Planning and Development must receive the proof of notice no later than October
9, 2009.
2. All proposed signage along Chenal Parkway must comply with the DOD or a
maximum of eight feet in height and one hundred square feet in area.
3. Building signage must comply with the previously approved signage plan for the
shopping center.
4. Dumpster screening must also comply with the previously approved plan.
Variance/Waivers: None requested.
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Any cost to relocate existing sewer
services or sewer mains will be at the Owner's Expense.
Enterg 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
Item # 2.
on the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planninq Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. All previous comments apply to the future development of the out -parcels.
Revised plat/plan.- Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, September 30, 2009.
Item # I