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Home My WebLink AboutZ-5936-M Staff AnalysisAugust 27, 2015 ITEM NO.: 6 FILE NO.: Z -5936-M NAME: Del Frisco's Grille at the Promenade Zoning Site Plan Review LOCATION: 17707 Chenal Parkway DEVELOPER: Del Frisco's Grill c/o Arkansas Sign and Neon 8525 Distribution Drive Little Rock, AR 72210 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.0 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: VARIANCENVAIVERS BACKGROOUND: NUMBER OF LOTS: 1 C-2, Shopping Center District 19 - Chenal 42.13 None requested. 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 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. August 27, 2015 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -5936-M 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. This approved plan removed Dillard's and the lot area previously proposed for the Dillard's development. 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 Commission approved a revision to the approved site plan. The applicant proposed a preliminary plat as a part of the site plan review process to allow the creation of out parcels for the site. A total of twelve (12) lots were indicated ten (10) of which were proposed as out parcel lots for the development of stand-alone retail activities including restaurants, one (1) lot containing the shopping center and one (1) tract for future development. 2 August 27, 2015 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z -5936-M The approval included the proposed signage plan for the shopping center and outparcels. Ground signage was to comply with the Chenal Parkway Design Overlay District and wall signage was allowed as in commercial zones per the Zoning Ordinance for percentage coverage. The ground signs were to be monument type signs with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. The approval allowed fagade signage, over -door transom signage and blade signage. The total sign area and lettering height was to be based on the tenant space leased by the retailer but less than typically allowed per the zoning ordinance for wall signage in commercial zones. Signage would be placed on the front and rear of the buildings allowing for two (2) wall signs per tenant. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: V J Del Frisco's Grille located in the Promenade at Chenal shopping center is currently limited to two (2) wall signs and one (1) monument sign according to the approved site plan for the shopping center. The restaurant has frontage on Chenal Parkway and is located on an entrance drive to the shopping center. The north elevation faces the entrance drive to the shopping center. The east elevation faces Chenal Parkway and the west elevation faces the interior of the Promenade at Chenal. Permits for two (2) wall signs have been issued, the west and north elevations. This request is to allow a third wall sign on the east elevation, facing Chenal Parkway. The sign is proposed 2.75 -feet in height and 25 -feet 8 -inches in length for an overall sign area of just over 71 -square feet. EXISTING CONDITIONS: The shopping center has developed as well as a number of the outparcels. This property is currently under construction for a new branch bank. There is a McDonalds located to the south and a new Home Goods Store within the shopping center development. Across St. Vincent Way is a vacant tract zoned PCD for multiple restaurant sites and retail center. To the west and on the south side of St. Vincent Way is a property zoned POD which is being developed by St. Vincent's as a medical office complex with future plans for a hospital. 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 were notified of the public hearing. There is not an active neighborhood association located near this project. 3 August 27, 2015 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -5935-M D. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the only item being requested was the allowance of a third wall sign for the restaurant. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the August 5, 2015, Subdivision Committee meeting. The request is to allow a third wall sign on Del Frisco's Grille located at the Promenade at Chenal shopping center. The zoning site plan review approval allowed each business located within the shopping center to have two (2) wall signs. The outparcels were approved with one (1) monument style ground sign. The signs were allowed with a maximum height of eight (8) feet and a maximum sign area of 100 -square feet. The restaurant has street frontages along Chenal Parkway and faces the interior drive for the shopping center from Chenal Parkway. Permits for two (2) wall signs have been issued, the west and north elevations. This request is to allow a third wall sign on the east elevation, facing Chenal Parkway. The sign is proposed 2.75 -feet in height and 25 -feet 8 -inches in length for an overall sign area of just over 71 -square feet. Staff is supportive of the request. Staff does not feel the placement of the third sign as proposed will have an adverse impact on the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow Del Frisco's Grille to place a third wall sign as proposed. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow Del Frisco's Grille to place a third wall sign as proposed. Staff stated the wall sign would be located on the fagade facing into the parking lot. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. C1