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HomeMy WebLinkAboutZ-6019-D Staff AnalysisFILE NO.: Z-6019-D NAME: GMAC Lot B-1 Short -form PCD LOCATION: Located on the Southwest corner of LaGrande Drive and Chenal Parkway DEVELOPER: Garrett Reed 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.45 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF 0-2, Office and Institutional District Office and Institutional Uses PCD Bank and Restaurant VARIAN C ESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,964 adopted by the Little Rock Board of Directors on September 15, 1995, rezoned a portion of this property from R-2 and C-2 to 0-2. On October 31, 1995, the Little Rock Planning Commission reviewed and approved a zoning site plan review for the development of a 19-acre tract to contain two 2-story office buildings with 75,000 square feet each and parking for 601 vehicles. Phase I of the development was constructed. A request to rezone the site from 0-2, R-2 and PCD to POD was approved by the Little Rock Board of Directors on February 15, 2000, by the adoption of Ordinance No. 18,207. The majority of the property was previously zoned 0-2, with a small portion of R-2 and PCD (part of a large PCD on the north side of LaGrande Drive). The existing FILE NO.: Z-6019-D (Cont.) GMAC Office building (27,000 square feet, 30-feet in height) and associated parking areas (268 parking spaces) were located within the southeast corner of the property and were previously zoned 0-2. Access to the site was gained by utilizing an existing drive from LaGrande Drive, with a future access point shown to Chenal Parkway. The proposed POD zoning was to allow additional office development in two (2) phases. Phase I consisted of the construction of a second building containing 73,500 square feet and 402 parking spaces within the northeast portion of the property. Access to the building would be gained by utilizing the existing drive from LaGrande Drive. Phase II of the proposed development included construction of a third office building, 60-feet in height, and 783 parking spaces within the west one-half of the property. This portion of the development would also utilize the existing drive from LaGrande Drive as well as a second access to LaGrande Drive when the roadway was extended. This development has not been constructed. The extension of LaGrande Drive is currently underway. The Little Rock Planning Commission reviewed a request for the revocation of the previously approved POD for a portion of the site and revised the previously approved preliminary plat at their May 11, 2006, public hearing. The revocation would restore portions of the property to the previously held 0-2 zoning classification. The revision to the preliminary plat would allow the creation of four (4) lots from the formerly identified Tract B. Tract A contained the existing GMAC building and Tract B was vacant. The entirety of the area proposed for preliminary platting reverted to the 0-2 zoning district. The revocation request and the request for a variance from the Subdivision Ordinance to allow a lot without public street frontage were approved by the Little Rock Board of Directors on June 6, 2006. A. PROPOSAL - The proposal includes the rezoning of this 0-2, Office and Institutional District zoned site to PCD to allow the construction of a branch bank facility on Lot B-1A and a restaurant on Lot B-1 B. The bank facility is proposed with a maximum of 4,500 square feet and 29 parking spaces. The restaurant is proposed with a maximum building footprint of 5,800 square feet and 157 parking spaces. B. EXISTING CONDITIONS: There is an existing two-story office building and parking areas on a portion of the site. The remainder of the property is undeveloped, with the western portion being wooded. There is undeveloped property immediately west of this site and to the north across LaGrande Drive. The area to the north was recently reviewed by the Commission as a zoning site plan review for the development of a shopping center at their June 22, 2006, public hearing. There is a mixture of office and commercial uses to the east across Chenal Parkway. FILE NO.: Z-6019-D (Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The St. Charles Community Association, the Parkway Place Property Owners Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Chenal Parkway and LaGrande Drive. 2. Provide sidewalk on both sides of private commercial streets. 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) 379-1817 (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. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. 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. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: 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. 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 3 FILE NO.: Z-6019-D (Cont.) Arkansas Water regarding procedures for installation of the hydrant(s). CAW needs a 15-foot wide easement for existing 12-inch water main at the southwest corner of La Grande Drive and Chenal Parkway. Care should be taken in placement of the proposed sign to avoid locating it within five feet of the existing 12-inch main. CAW records show that an 8-inch private fire line encroaches upon this property from the parcel to the south_ It should be cut and plugged at the property line. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Office District for a bank and restaurant. A land use plan amendment for a change to Mixed Office Commercial has been filed but will not be heard by the Commission until July 6, 2006. Master Street Plan: Chenal Parkway is shown as an Arterial on the plan. LaGrande is shown as a Collector on the Plans. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. Not all of the roads are built to standard. Currently there are no plans by the City to make road improvements at this location. At the time of development additional right-of-way and road improvements may be required. Bicycle Plan: The Master Street Plan, Bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 0 FILE NO.: Z-6019-D(Cont.) Landscape- 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 %2 feet in width and 150 square feet in area. Interior islands are to be evenly distributed throughout the parking area(s). 3. An automatic irrigation system to water landscaped areas will be required on both lots. 4. A small portion of the parking lot along the west encroaches into the minimum nine -foot (9') wide landscape strip. A variance from this minimum landscape requirement will require approval from the City Beautiful Commission. 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: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated all site lighting must be low level and directional, directed into the site. Staff requested the applicant provide the total building coverage, the total area designated for landscaping and the proposed signage details. Staff noted the proposed dumpster locations and questioned if limits would be placed on the hours of service of the dumpsters. Public Works comments were addressed. Staff stated a grading permit would be required prior to development of the site. Staff also requested a radial dedication of 20-feet at the intersection of Chenal Parkway and LaGrande Drive. Landscaping comments were addressed. Staff stated compliance with the City's Landscape and Buffer Ordinance would be required. Staff also stated a minimum of eight (8) percent of the paved areas must be landscaped with interior landscape islands containing a minimum of 150-square feet and evenly distributed throughout the parking lot. Staff stated a small portion of the parking lot located along the western perimeter encroached into the required landscape strip. 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 to the full Commission for final action. 5 FILE NO.: Z-6019-D (Cont.) 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 total building coverage, the areas designated for landscaping and the proposed location of signage. The applicant has also indicated the dumpster service hours of 7:00 am to 7:00 pm daily. The proposal includes the development of this 3.45 acre site with two buildings totaling 10,300 square feet. There are 186 parking spaces proposed to serve the development. The proposed uses of the site are a bank with a drive through facility and a restaurant. A preliminary plat establishing the lots was recently reviewed and approved by the Commission. The bank is proposed for Lot B-1A and the restaurant for proposed Lot B-1 B. The bank is proposed containing 4,500 square feet with 29 parking spaces, four drive through lanes and one lane dedicated to a ATM machine. The restaurant is proposed with 5,800 square feet and 157 parking spaces. The typical minimum parking required for the bank facility based on one space per four hundred square feet of gross floor area would be 11 parking spaces. The total parking required for a restaurant facility would be 58 parking spaces based on one space per 100 square feet of gross floor area. The indicated parking is more than adequate to serve the needs of the development. The site plan indicates a single ground mounted sign for each of the proposed lots. The signage is proposed to be consistent with signage allowed in the Chenal Overlay District or a maximum of eight feet in height and one hundred square feet in area. The site plan indicates building signage will be placed on the bank facility along Chenal Parkway and LaGrande Drive to occupy no more than ten percent of the fagade area. Signage is proposed on the restaurant facility along Chenal Parkway and adjacent to the access drive also to occupy no more than ten percent of the fagade area. Staff is supportive of the proposed signage. The revised site plan indicates landscaping to comply with. the minimum requirements of the City's Landscape and Buffer Ordinances. The site plan indicates a minimum of eight (8) percent of the paved areas will be landscaped with interior landscape islands containing a minimum of 150-square feet and the islands are proposed evenly distributed throughout the parking lot. The revised site plan has removed the encroachment of the parking lot along the western perimeter which now provides the required landscape strip Staff is supportive of the proposed request. Staff feels the rezoning of this site from 0-2 to PCD to allow the development of the site with a bank branch and a restaurant facility will have minimal impact on the area. There is a proposed Land Use Plan Amendment on the current agenda to change the site to Mixed Office Commercial which is consistent with the proposed development plan. To staff's knowledge there are no outstanding issues associated with the request. FILE NO.: Z-6019-D (Cont.) STAFF RECOMMENDATIONS: 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. 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 deferred of the item to the July 6, 2006, Public Hearing to allow the item to be heard with a proposed Land Use Plan amendment filed for this site, which was scheduled to be heard by the Commission on July 6, 2006. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 6, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval 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 placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes, and 2 absent. 7 ITEM NO.: 19. NAME: GMAC Lot B-1 Short -form POD Z-6019-D LOCATION: located on the Southwest corner of LaGrande Drive and Chenal Parkway Plannina 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. A minimum of 10% of the total site area must be designated as landscaped open space. Provide the total landscaped area for each of the proposed lots. This is a standard established by the PUD Zoning Ordinance. 3. All site lighting must be low level and direction, directed into the site. 4. The site plan does not indicated a dumpster location for the proposed lots. Will the lots have a dumpster location? If so locate on the site plan and provide a note concerning the required screening. 5. Provide the location of any proposed signage including the details, height/area, on the proposed site plan. The Chenal DOD allows for a maximum of eight feet in height and 100 square feet in area. 6. Provide details of any proposed building signage on the proposed site plan. 7. Dimension all building setbacks from property lines. 8. Redesign the site layout to remove the drive-thru lanes from the street side. 9. Provide the proposed building elevations and construction materials. Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Chenal Parkway and LaGrande Drive. 2. Provide sidewalk on both sides of private commercial streets. 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) 379-1817 (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. Item # 19 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. 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. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: 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. 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). CAW needs a 15-foot wide easement for existing 12- inch water main at the southwest corner of La Grande Drive and Chenal Parkway. Care should be taken in placement of the proposed sign to avoid locating it within five feet of the existing 12-inch main. CAW records show that an 8-inch private fire line encroaches upon this property from the parcel to the south. It should be cut and plugged at the property line. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Cognty Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: 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 150 square feet in area. Interior islands are to be evenly distributed throughout the parking area(s). Item # 19 3. An automatic irrigation system to water landscaped areas will be required on both lots. 4. A small portion of the parking lot along the west encroaches into the minimum nine -foot (9') wide landscape strip. A variance from this minimum landscape requirement will require approval from the City Beautiful Commission. 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, June 7, 2006. Item # 19