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HomeMy WebLinkAboutZ-5936-K Staff AnalysisNovember 17, 2011 ITEM NO.: 3 NAME: McDonald's at the Promenade Zoning Site Plan Review LOCATION: Located at 17601 Chenal Parkway DEVELOPER: McDonald's USA LLC Deb Lyster 7283 E State HWY 76 Anderson, MO 64831 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Taylor Kempkes Architects 210 Central Avenue Suite 2A Hot Springs National Park, AR 71901 AREA: 1.47 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 1 C-2, Shopping Center District 19 - Chenal 42.11 VARIANCESMMAIVERS REQUESTED: None requested. BACKGROUND: NO.: Z FT. NEW STREET: 0 LF 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 November 17, 2011 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5936-K 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. The proposal included a preliminary plat request to allow the creation of 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. 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. On September 14, 2006, the Little Rock Planning Commission approved a revision to the site plan. The revision included two additional buildings located along Rahling Road and a drive-through facility located along Chenal Parkway. A total of 11 lots were indicated 10 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 approved in phases with the shopping center and theater being developed in the first phase and the individual out -parcels being developed based on market demand. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The request is a zoning site plan- review request to allow the development of Lot 2 within the Promenade at Chenal with a restaurant with drive-through service. The building is proposed containing 4,218 square feet and 45 parking spaces. The restaurant will utilize the existing drives within the shopping center for access to the site. Signage will comply with the original approval of the shopping center development. 2 November 17, 2011 SUBDIVISQN ITEM NO.: 3 Cont. FILE NO.: 7-5935-( B. EXISTING CONDITIONS: The site has developed with the shopping center, theater and the parking areas. The pads. for the out -parcels have not been improved. The retail spaces are beginning to fill but a number of the spaces remain vacant. The street improvements to Rahling Road and Chenal Parkway are complete adjacent to the shopping center. Both are four lane streets with a planted median divider. Uses in the area include office and retail uses. South of the site is the St. Vincent's West Campus. A medical office campus with future plans for a hospital. Clearing and grading activities have been completed on the entire site and a single building permit was issued in March for a 45,000 square foot office building. Other uses in the area include single-family to the west along Champagnolia, the Bank of the Ozarks bank headquarters, office and retail uses located to the west along Chenal Parkway and office and retail uses located to the east across Chenal Parkway on Rahling Circle. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site along with the Bascom Place Property Owners Association and the Champagnolia Court Property Owners Association were notified on the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 4. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3 November 17, 2011 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5936-K 6. Prior to construction of retaining walls, an Engineer's Certification of Design must be provided and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 7. Access to and from the site is shown to be taken through parking aisles with vehicles backing into the access creating vehicle conflicts. An access easement without vehicles backing into the easement should be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection systems to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the private fire system. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. 4 November 17, 2011 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5936-K CountV Planning: No comment. CATA: The site is not located on a dedicated CATA Bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If the access drives are not platted access easements then the perimeter landscape strip must be a minimum of 9 -feet. G. SUBDIVISION COMMITTEE COMMENT: (October 27, 2011) Ms. Deb Lyster was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff stated the site was located within the Chenal Parkway Design Overlay District. Staff stated the Overlay limited signage and overhead utilities. Staff stated the maximum sign area allowed was eight (8) feet in height and one hundred (100) square feet in area. Staff questioned the proposed building signage stating the development was previously approved with a signage plan. Staff stated all lighting was to be low level and directional, directed downward and into the site. Staff requested the applicant provide the maximum building height for the building. Staff also noted the dumpster was located along Chenal Parkway and questioned if there was not a better location for the dumpster. Public Works comments were addressed. Staff stated access to and from the site was shown to be taken through the parking aisles with vehicles backing into the access create vehicle conflicts. Staff stated an access easement without vehicles backing into the easement should be provided. Staff requested the applicant provide a traffic impact study for the proposed project. Staff stated the study should address trip generation and trip distribution for the development and also should take into account existing and project traffic growth in the area. Landscaping comments were addressed. Staff stated if the drives were not platted access easements then the perimeter landscape strip was to be a minimum of nine (9) feet. Staff stated building landscaping would also be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 5 November 17, 2011 SUBDIVISION ITEM NO.: 3(Cont.)FILE NO.: Z -5936-K 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 few of staff's concerns raised at the October 27, 2011, Subdivision Committee meeting. The applicant has not provided the required landscape strip along the western and southern perimeters. The applicant has provided staff with a declaration of reciprocal easements, covenants and restrictions which states the development contains parking and access easements across the common areas developed as parking and over and across the common areas including driveways, perimeter roads and access ways for vehicles. Per the City's Landscape Ordinance Chapter 15-96(a) of the Little Rock Code of Ordinances, a perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip shall be at least nine (9) feet wide. The site plan as presented provides a 5 -foot 5 -inch planting strip along the western perimeter and a 2 -foot planting strip along the southern perimeter. Typically when there is a shared driveway or there is an access easement the perimeter planting strip is not required. The plat was filed without platted access easements. The easements are referenced in the Bill of Assurance but no reference to the access easements was indicated on the final plat. The original approval of the Promenade at Chenal provided a signage plan for the shopping center and the out -parcels. The signage approved for the out -parcels included a single ground sign for each lot not to exceed eight feet in height and one hundred square feet in area. The building signage approved allowed the placement of building signage along the interior drives and along the street side. The area of coverage for the building signage was limited to building signage allowed in commercial zones or a maximum of ten percent of the facade area. Signage proposed by the applicant will comply with the previously approved signage plan. The revised plan has relocated the dumpster from Chenal Parkway to the southern perimeter. A note on the site plan states the dumpster will be screened per the zoning ordinance. The previous approval stated all mechanical equipment and roof -mounted equipment would be screened from view by parapet walls as required by Section 36-523 (c) of the Little Rock Code of Ordinances. This condition will continue to apply to the development of this out -parcel. 0 November 17, 2011 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5936-K The site plan indicates the placement of a 4,218 square foot building and 45 parking spaces. The ordinance would typically require the placement of 42 parking spaces to serve the restaurant. In addition to the 45 on-site parking spaces this lot has access to the parking of the shopping center through a shared parking easement. The applicant has indicated the maximum building height is 20 -feet to the top of the parapet and 23 -feet 4 -inches to the top of the highest architectural element. The zoning district allows for a maximum building height of 45 -feet. The applicant has not provided staff with the traffic analysis study. The response provided by the applicant from the Subdivision Committee comments indicate Peters and Associates is preparing the traffic analysis. Staff is continuing to receive information from the applicant concerning the site plan review request. Staff's recommendation is forthcoming. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (NOVEMBER 17, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a revised site plan to them addressing their concerns related to landscaping. Staff stated the applicant had also provided a traffic study and had agreed to modifications within the existing site to aid in traffic flows through the site. Staff stated the revised plan included relocating the dumpster and storage building from the southern perimeter to the eastern perimeter along Chenal Parkway. Staff stated the applicant had agreed to increase the wall height of the dumpster to adequately screen the dumpster from Chenal Parkway. Staff stated in addition plantings would be placed around the dumpster site to soften the impact of the dumpster walls. Staff stated the revised plan included the minimum landscape strip along the sites southern and western perimeters. Staff stated based on the revised plan they were supportive of the request. Staff presented 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 3. Z -5936-K NAME: McDonald's at the Promenade Zoning Site Plan Review LOCATION: located at 17601 Chenal Parkway Planninq 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 November 2, 2011. The Office of Planning and Development must receive the proof of notice no later than November 10, 2011. 2. The site plan indicates the placement of 45 parking spaces. The ordinance would typically require the placement of 43 parking spaces. 3. Provide details of any proposed ground and building signage. The ground signage should indicate the location of the sign, the total height and total sign area. Provide details building signage including location and total percentage of the facade area to be covered with signage. 4. Provide the days and hours of operation. 5. Provide the maximum building height proposed for the structure. 6. Per the DOD the site lighting is to be low level and directional, directed downward and into the site. The DOD requires all utilities to be underground. 7. If the drives are not platted access easements then the perimeter landscape strip must be a minimum of 9 -feet. 8. The dumpster cannot be located on Chenal Parkway. Relocate the dumpster away from the street. Variance/Waivers: None requested. Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to the street with the planned development. 2. A concrete apron should be provided at the intersection of the access easement and Oak Meadow Drive per City Ordinance. 3. Repair or replace any 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) 379-1805 (Travis Herbner). 5. Hammerheads should be designed to be at least 80 feet in length and the same width as the street. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Item # 3. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 11. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection systems to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Center Arkansas Water regarding procedures for installation of water facilities procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the private fire system. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Item # 3. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If the drives are not platted access easements then the perimeter landscape strip must be a minimum of 9 -feet. 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, November 2, 2011. Item # 3.