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HomeMy WebLinkAboutZ-6019-E Staff AnalysisFILE NO.: 7-6019-F NAME: Chenal Valley Tract 13 Long -form PCD LOCATION: Located on the Southwest corner of LaGrande Drive and Chenal Parkway DEVELOPER: Deltic Timber Corporation #7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER/SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.83 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 3 FT, NEW STREET: 0 LF PCD and 0-2, Office and Institutional District Restaurant, Bank and Office and Institutional Uses PCD Two (2) Restaurants and One (1) Office Building VARIANCES WAIVERS REQUESTED: A variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. BACKGROUND: Ordinance No. 16,964 adopted by the Little Rock Board of Directors on September 16, 1995, rezoned a larger area including a portion of this property from R-2, Single-family and C-2, Shopping Center District to 0-2, Office and Institutional District, 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 (the GMAC Office Building). FILE NO.: Z-6019-E Cont. A request to rezone a larger area including this site from 0-2, Office and Institutional District, R-2, Single-family 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 zoned 0-2, Office and Institutional District with a small portion of R-2, Single-family and PCD (part of a large PCD on the north side of LaGrande Drive). The existing 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. Access to the site was gained by utilizing an existing private access 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 private access drive from LaGrande Drive. Phase II of the proposed POD 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. These phases of development were not constructed. The Little Rock Planning Commission reviewed a request for the revocation of the POD approved in February 2002 for a portion of the site and reviewed a revised preliminary plat at their May 11, 2006, public hearing. The revocation restored portions of the property to the previously held 0-2, Office and Institutional District zoning classification. The revision to the preiiminary plat allowed the creation of four (4) lots from the formerly identified Tract B. Tract A contained the GMAC office building and Tract B was vacant. The entirety of the area proposed for preliminary platting reverted to the 0-2, Office and Institutional District zoning district. The Little Rock Board of Directors approved the revocation request and the request for a variance from the Subdivision Ordinance to allow a lot without public street frontage on June 6, 2006. Ordinance No. 19,576 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned a portion of this site from 0-2, Office and Institutional District to PCD to allow the construction of a branch bank facility on now proposed Lot B-1A and a restaurant on Lot B-1 B. The bank facility was proposed with a maximum of 4,500 square feet and 29 parking spaces. The restaurant was proposed with a maximum building footprint of 5,800 square feet and 157 parking spaces. A. PROPOSAUREQUEST: The applicant is now proposing a rezoning of the site from PCD and 0-2, Office and Institutional District to allow for construction of two restaurant buildings and a single two-story office building. The restaurants are proposed fronting Chenal Parkway. One restaurant building is proposed with a drive -through with the building containing 3,825 square feet (Lot B-1A) and the second building is proposed with 6,300 square feet without drive -through facilities (Lot B-1 B). The 2 FILE NO.: Z-6019-E (Cont, office building is proposed containing 29,600 square feet (Lot B-3). Parking is proposed with 47 spaces on Lot B-1A, 83 spaces on Lot B-1B and 99 spaces on Lot B-3. Lot B-1A is proposed containing 1.45 acres, Lot B-1B will contain 2.0 acres and Lot B-3 will contain 2.38 acres. Lot B-3 will be created with a variance from the Subdivision Ordinance (Section 31-231) as a lot without public street frontage. The lot will take access from a 60-foot access and utility easement. The lots fronting Chenal Parkway are located within the Chenal /Financial Center Parkway Design Overlay District. The development will comply with the typical development standards of the Overlay. B. EXISTING CONDITIONS: The property is undeveloped and covered with trees along Chenal Parkway. South of the site is an office building constructed on Chenal Parkway with access extending from LaGrande Drive to the site. North of the site is a new shopping center, the Promenade at Chenal. The main shopping area has been constructed but the out -parcels have not developed. To the west is vacant 0-2, Office and Instructional zoned property. East, across Chenal Parkway is a mixture of office and commercial uses. LaGrande Drive is constructed as a four lane street with curb and gutter. Sidewalk is not in place adjacent to this site. Chenal Parkway is constructed as a four -lane road with a grassed median. There is a traffic light at the intersection of LaGrande Drive and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the Witry Court Property Owners Association and the Bascom Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Additional sidewalk shall be installed along Chenal Parkway. 2. Extend the right turn lane on LaGrande Drive to the access easement. 3. Remove the proposed traffic island in the south driveway that accesses Chenal Parkway. 4. Remove the proposed west driveway to the parking lot on Lot B-3. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 FILE NO.: Z-6019-E Cont. 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. 7. 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). 8. Stormwater detention ordinance applies to this property. 9. 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. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Construct right turn lane on Chenal Parkway adjacent to the property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Enter : A ten (10) foot underground utility easement is required around the sites perimeter. 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. A water main extension will be required to provide service to Lot B-3. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 12 FILE NO.: Z-6019-E 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 Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow development of a two-story office building and two single story restaurants. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bikeway is shown along Chenal Parkway. A Class bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least seven and one-half feet (7 '/2') in width and 150 square feet in area. These interior islands are to be evenly distributed throughout the site. 3. This site plan will be reviewed as an overall development; therefore, the following apply to each lot at the time of building permit application and final development: a. An automatic irrigation system to water landscaped areas will be required. b. 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. 41 FILE NO.: Z-6019-E Cont. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 21, 2009) Mr. Tim ❑aters of White-Daters and Associates was present representing the request. Staff presented the item stating there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff stated the site was located within the Chenal Parkway Design Overlay District and any development was to comply with the Overlay standards. Staff questioned if electronic signage was proposed for the development. Staff stated service easements were not to connect in a direct line to public streets, so as to provide short cut travel or alternate street flows. Staff also stated parking was not allowed to back into service easements. Public Works comments were addressed. Staff requested the existing right turn lane be extended on LaGrande Drive to the access easement. Staff requested the traffic island in the south driveway accessing Chenal Parkway be removed. Staff also requested the west driveway to the parking lot on Lot B-3 be removed. Staff stated the stormwater detention ordinance would apply to the future development of the property. Staff requested the right turn lane on Chenal Parkway adjacent to the property be constructed with the future development of the lots. Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the on -site paved areas were to be landscaped with interior islands of at least 150 square feet in area. Staff stated the site plan was being reviewed as an overall development proposal and would required automatic irrigation and a landscape plan stamped with the seal of a registered landscape architect at the time of development for each of the individual lots. 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: Mr. Daters provided a revised site plan to staff addressing the issues raised at the May 21, 2009, Subdivision Committee meeting. The revised drawing has eliminated the cross access easements and indicates the drives as cross parking easements. The revision also removes the southern drive along the access easement located to the west and the traffic island on the southern driveway located on Chenal Parkway. The developers have indicated electronic signage will not be used as a part of the development. C FILE NO.: Z-6019-E Cont.) The commercial buildings are proposed with a single ground mounted monument style sign located on the Parkway for each of the commercial lots. The signs are proposed with a maximum height of eight (8) feet and a maximum sign area of 100 square feet. The corner lot (Lot B-1A) is indicated with a small sign identification located at the intersection of LaGrande Drive and the access easement. The sign is proposed consistent with the signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage for the commercial buildings is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the facade area fronting a public street. The signage for the office development, Lot 13-3, is proposed with a maximum height of six (6) feet and a maximum sign area of forty-eight (48) square feet. Building signage will be located without public street frontage on the western and northern facades of the building not to exceed ten (10) percent of the facade area. Parking for the site is indicated as Lot B-1A with 47 spaces, Lot B-113 with 83 spaces and Lot B-3 with 99 spaces. Lot B-1 A is proposed with a 3,825 square foot restaurant. The zoning ordinance would typically require the placement of 38 parking spaces to serve the proposed restaurant facility. Lot B-1 B is proposed with a 6,300 square foot restaurant building and 83 parking spaces. The ordinance would typically require the placement of 63 parking spaces to serve this restaurant facility. The office building Lot B-3 is proposed containing 29,600 square feet. The ordinance would typically require a total of 74 parking spaces to serve the office building. The development is also proposed with a cross parking agreement. The parking indicated is adequate to serve the proposed uses. The site plan indicates the placement of dumpster facilities on each of the proposed lots to serve the proposed uses. The hours of dumpster service have not been limited with the request. There is no nearby residentially zoned or used property. The shopping center located to the north of the site does not have limited dumpster service hours. Staff is supportive of not restricting the hours of service. The lots fronting Chenal Parkway are proposed with restaurant uses. The office building is proposed with 0-2, Office and Institutional District uses and the allowance of the permitted Accessory Uses under the 0-2, Office and Institutional District with the limit of a maximum of ten (10) percent of the total floor area for the office building being utilized as an accessory use. The development is proposed as a three (3) lot plat with two (2) lots fronting Chenal Parkway. The third lot is proposed with a variance from the Subdivision Ordinance Section 31-231 to allow the creation of a lot without public street frontage. The lots are proposed with an average lot size of 205-feet by 300-feet. There is no new public street proposed with the platting of the lots. 7 FILE NO.: Z-6019-E (Cont. Public Works staff has requested the right turn lane on LaGrande Drive be extended to the west to the access easement. The applicant has indicated they do not desire to extend the right turn lane along this street frontage. Staff is not supportive of this request. According to the applicant this was not a requirement of the previously approved preliminary plat or the previously approved PCD. Staff feels a true right turn lane should be added in this area to facilitate traffic flows in the area. The area has developed with a greater intensity. There has been additional commercial and office zoning approved in the area and on Rahling Road to the west/southwest since the previous approvals. Staff is generally supportive of the request and the variance from the Subdivision Ordinance. Staff is not however supportive of the applicant's request to not install the right turn lane on LaGrande Drive. The development is proposed as an office and commercial development with a single drive accessing Chenal Parkway and a single drive accessing LaGrande Drive. An internal network of cross parking easements will allow the development of the site with a unified development plan. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan and the development is consistent with the Future Land Use Plan. Staff can not however support the request based on the applicant's unwillingness to extend the right turn lane on LaGrande Drive. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 11, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had agreed to install the right turn lane as requested by staff on LaGrande Drive. Staff stated the applicant was proposing to install the required sidewalk along the LaGrande Drive within a sidewalk easement. Staff stated the placement of the sidewalk and right turn lane now addressed staff previously raised concerns. Staff stated they were now supportive of the request and 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. Staff also presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. 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. June 11, 2009 ITEM NO.: 7 FILE NO.: Z-6019-E NAME: Chenal Valley Tract 13 Long -form PCD LOCATION: Located on the Southwest corner of LaGrande Drive and Chenal Parkway DEVELOPER. Deltic Timber Corporation #7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER/SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.83 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF PCD and 0-2, Office and Institutional District Restaurant, Bank and Office and Institutional Uses PCD Two (2) Restaurants and One (1) Office Building VARIANCESMAIVERS REQUESTED: A variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. BACKGROUND: Ordinance No. 16,964 adopted by the Little Rock Board of Directors on September 15, 1995, rezoned a larger area including a portion of this property from R-2, Single-family and C-2, Shopping Center District to 0-2, Office and Institutional District. On October 31, 1995, the Little Rock Planning Commission reviewed and approved a zoning site plan review for the development of a for 501t to vehicles.,two, 2-story office Phase I of he development t with 75,000 square feet each and parking was constructed (the GMAC Office Building). June 11, 2009 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-6019-E A request to rezone a larger area including this site from 0-2, Office and Institutional District, R-2, Single-family 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 zoned 0-2, Office and Institutional District with a small portion of R-2, Single-family and PCD (part of a large PCD on the north side of LaGrande Drive). The existing 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. Access to the site was gained by utilizing an existing private access 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 private access drive from LaGrande Drive. Phase 11 of the proposed POD 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. These phases of development were not constructed. The Little Rock Planning Commission reviewed a request for the revocation of the POD approved in February 2002 for a portion of the site and reviewed a revised preliminary plat at their May 11, 2006, public hearing. The revocation restored portions of the property to the previously held 0-2,allowed the creation of for(4� lots from the formerly Office and netInstitutionalDistrict classification. The revision to the preliminary plat identified Tract B. Tract A contained the GMAC office building and Tract B was vacant. The entirety of the area proposed for preliminary platting reverted to the 0-2, Office and Institutional District zoning district. The Little Rock Board of Directors approved the revocation request and the request for a variance from the Subdivision Ordinance to allow a lot without public street frontage on June 6, 2006. Ordinance No. 19,576 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned a portion of this sitefrom0-2, GOffice � now proposed District to PC�Dd to a allow the construction of a brans Y restaurant on Lot B-1 B. The bank facility was proposed with a maximum of 4,500 square feet and 29 parking spaces. The restaurant was proposed with a maximum building footprint of 5,800 square feet and 157 parking spaces. A. PROPOSAL/REQUEST'. The applicant is now proposing a rezoning of the site from PCD and 0-2, Office and Institutional District to allow for construction of two restaurant buildings and a 2 June 11, 2009 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: Z-6019-E single two-story office building. The restaurants are proposed fronting Chenal Parkway. One restaurant building is proposed with a drive -through with the building containing 3,825 square feet (Lot B-1A) and the second building is proposed with 6,300 square feet without drive -through facilities (Lot B-1 B). The office building is proposed containing 29,600 square feet (Lot B-3). Parking is proposed with 47 spaces on Lot B-1 A, 83 spaces on Lot B-1 B and 99 spaces on Lot B-3. Lot B-1 A is proposed containing 1.45 acres, Lot B-1 B will contain 2.0 acres and Lot B-3 will contain 2.38 acres. Lot B-3 will be created with a variance from the Subdivision Ordinance (Section 31-231) as a lot without public street frontage. The lot will take access from a 60-foot access and utility easement. The lots fronting Chenal Parkway are located within the Chenal /Financial Center Parkway Design Overlay District. The development will comply with the typical development standards of the Overlay. B. EXISTING CONDITIONS: The property is undeveloped and covered with trees along Chenal Parkway. South of the site is an office building constructed on Chenal Parkway with access extending from LaGrande Drive to the site. North of the site is a new shopping center, the Promenade at Chenal. The main shopping area has been constructed but the out -parcels have not developed. To the west is vacant 0-2, Office and Instructional zoned property. East, across Chenal Parkway is a mixture of office and commercial uses. LaGrande Drive is constructed as a four lane street with curb and gutter. Sidewalk is not in place adjacent to this site. Chenal Parkway is constructed as a four -lane road with a grassed median. There is a traffic light at the intersection of LaGrande Drive and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the W itry Court Property Owners Association and the Bascom Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Additional sidewalk shall be installed along Chenal Parkway. 3 June 11, 2009 SUBDIVISION M NO.: 7 (Cont. FILE NO.: Z-601 2. Extend the right turn lane on LaGrande Drive to the access easement. 3. Remove the proposed traffic island in the south driveway that accesses Chenal Parkway, 4. Remove the proposed west driveway to the parking lot on Lot B-3. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. 7. 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). 8. Stormwater detention ordinance applies to this property. 9. 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. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Construct right turn lane on Chenal Parkway adjacent to the property. E. UTILITIES AND FIRE DEPART{VIENTfCOUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Enter : A ten (10) foot underground utility easement is required around the sites perimeter. 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. A water main extension will be required to provide service to Lot B-3. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department nd �to � tact informationain Cent alArkangsaslnWa� � required placement of the hydrant(s) M June 11, 2009 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-5019-E ----------------------------------- regarding procedures for installation of the hydrant(s), CAW needs a 15-foot wide easement for existing 12-inch water l southwest corner4fire lif La dne Drive and Chenal Parkway. CAW y cods show that an8 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 De artment: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. I S S U ESfTECH N I CALIDE S I G N: Plannin Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow development of a two-story office building and two single story restaurants. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bikeway is shown along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhoo 1 Action Plan: This area is not covered by a Neighborhood Action Plan. Landsca e: The site plan must comply with the City's landscape and buffer ordinance requirements- 5 June 11, 2009 SUBDIVISION ITEM NO.: 7 Cant. FILE NO.: 4-6019-E 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least seven and one-half feet (T'/2') in width and 150 square feet in area. These interior islands are to be evenly distributed throughout the site. 3. This site plan will be reviewed as an overall development; therefore, the following apply to each lot at the time of building permit application and final development: a. An automatic irrigation system to water landscaped areas will be required. b. 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. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 21, 2009) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented the item stating there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff stated the site was located within the Chenal Parkway Design Overlay District and any development was to comply with the Overlay standards. Staff questioned if electronic signage was proposed for the development. Staff stated service easements were not to connect in a direct line to public streets, so as to provide short cut travel or alternate street flows. Staff also stated parking was not allowed to back into service easements. Public Works comments were addressed. Staff requested the existing right turn lane be extended on LaGrande Drive to the access easement. Staff requested the traffic island in the south driveway accessing Chenal Parkway be removed. Staff also requested the west driveway to the parking lot on Lot B-3 be removed. Staff stated the stormwater detention ordinance would apply to the future development of the property. Staff requested the right turn lane on Chenal Parkway adjacent to the property be constructed with the future development of the lots. Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the on -site paved areas were to be landscaped with interior islands of at least 150 square feet in area. Staff stated the site plan was being reviewed as an overall development proposal and would required automatic irrigation and a 0 June 11, 2009 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-6019-E landscape plan stamped with the seal of a registered landscape architect at the time of development for each of the individual lots. 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: Mr. Daters provided a revised site plan to staff addressing the issues raised at the May 21, 2009, Subdivision Committee meeting. The revised drawing has eliminated the cross access easements and indicates the drives as cross parking easements. The revision also removes the southern drive along the access easement located to the west and the traffic island on the southern driveway located on Chenal Parkway. The developers have indicated electronic signage will not be used as a part of the development. The commercial buildings are proposed with a single ground mounted monument style sign located on the Parkway for each of the commercial lots. The signs are proposed with a maximum height of eight (8) feet and a maximum sign area of 100 square feet. The corner lot (Lot B-1A) is indicated with a small sign identification located at the intersection of LaGrande Drive and the access easement. The sign is proposed consistent with the signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage for the commercial buildings is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the facade area fronting a public street. The signage for the office development, Lot B-3, is proposed with a maximum height of six (6) feet and a maximum sign area of forty-eight (48) square feet. Building signage will be located without public street frontage on the western and northern facades of the building not to exceed ten (10) percent of the facade area. Parking for the site is indicated as Lot B-1 A with 47 spaces, Lot B-1 B with 83 spaces and Lot B-3 with 99 spaces. Lot B-1 A is proposed with a 3,825 square foot restaurant. The zoning ordinance would typically require the placement of 38 parking spaces to serve the proposed restaurant facility. Lot B-1 B is proposed with a 6,300 square foot restaurant building and 83 parking spaces, The ordinance would typically require the placement of 63 parking spaces to serve this restaurant facility. The office building Lot B-3 its proposed containing 29,600 square feet. The ordinance would typically require a total of 74 parking spaces to serve the office building. The development is also proposed with a cross parking agreement. The parking indicated is adequate to serve the proposed uses. 17 June 11, 2009 SUBDIVISION ITEM NO.: 7 FILE NO.: Z-6019-E The site plan indicates the placement s f dumpster of dumpster service have proposed lots to serve the proposed u not been limited with the request. There is the nearby of heats site does zoned or used of have property. The shopping center located t limited dumpster service hours. Staff is supportive of not restricting the hours of service. The lots fronting Chenal Parkway are proposed with restaurant uses. The office building is proposed with 0-2, Office and J Institutional District 2us s and, office and the allowance of the permitted Accessory percent of the total Institutional District with the limit of a maximum of ten (10) p floor area for the office building being utilized as an accessory use. The development is proposed as a three (3) lot plat with two (2) lots fronting Chenal Parkway. The third lot is proposed with a variance from the Subdivision Ordinance Section 31-231 to allow the average a lot without size of 205--feet by 30D feetlic t frontage. The lots are proposed with 9 There is no new public street proposed with the platting of the lots. Public Works staff has requested the right turn lane on LaGrande Drive be extended to the west to the access easement. The applicant has indicated they do not desire to extend the right turn lane along this street frontage. Staff is not supportive of this request. According to the applicant this was not a requirement of the previously approved preliminary plat or the previously approved PCD- Staff feels a true right turn lane should bwith ain this area intensity. cilitate Thereraffhays flows in the area. The area has developed greater in the area and on been additional commercial and office zoning approved Rahling Road to the west/southwest since the previous approvals. Staff is generally supportive of the requesa of thearappl�ca is om the requestSubdivision not Ordinance. Staff is not however supportive install the right turn lane on LaGrande DrWI�� The development cessing sed as Chenal an office and commercial developmentsingle Parkway and a single drive accessing LaGrande Drive. An internal network of cross parking easements will allow the development as Mixed of the site with a Office Commercial onl#the ied development plan. The site is indicate City's Future Land Use Plan and the development �sthenrequestent with the based on Future the Land Use Plan. Staff can not howeverpp applicant's unwillingness to extend the right turn lane on LaGrande Drive. STAFF RECOMMENDATION: Staff recommends denial of the request. June 11, 2009 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-6019-E PLANNING COMMISSION ACTION: (JUNE 11, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had agreed to install the right turn lane as requested by staff on LaGrande Drive. Staff stated the applicant was proposing to install the required sidewalk along the LaGrande Drive within a sidewalk easement. Staff stated the placement of the sidewalk and right turn lane now addressed staff previously raised concerns. Staff stated they were now supportive of the request and 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. Staff also presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. 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. 9 ITEM NO.: 7. Z-6019-E NAME: Chenal Valley Tract 13 Long -form PCD LOCATION: located on the Southwest 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 May 27, 2009. The Office of Planning and Development must receive the proof of notice no later than June 5, 2009. 2. The property is currently zoned PCD and 0-2. 3. The property is located within the Chenal Parkway Design Overlay District. The Overlay regulates signage, lighting and overhead utilities. All development of the site must comply with the minimum standards of the Overlay. 4. Provide the location and the details (total height, total area) of proposed ground mounted sign(s) along Chenal Parkway serving the two restaurants. The ordinance allows a maximum height of eight feet and a maximum sign area of one -hundred square feet. 5. Will electronic signage be utilized within the development? 6. Provide the location and details of the proposed ground mounted sign to serve the office building located on Lot B-3 (total height, total area). The ordinance typically allows a maximum sign height of six feet and a maximum sign area of sixty-four square feet for an office development. 7. Provide details of the proposed building signage for all three buildings indicated on the site plan including location and percentage of the facade area of the facade the signage will be placed upon. 8. Provide the days and hours of operation for the proposed uses of the site. 9. Provide a note on the site plan indicating the dumpster screening. If the hours of dumpster service are to be limited include a note on the site plan stating the hours of dumpster service. 10.Section 31-210 — (g-6) Service easements shall not connect in a direct line to public streets, so as to provide short cut or alternate street flows. AND (g-7) Parking shall not be permitted to back into a service easement. However, parallel parking may be used if the pavement is widened to provide adequate drive lanes. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Additional sidewalk shall be installed along Chenal Parkway. 2. Extend the right turn lane on LaGrande Drive to the access easement. Item # T 3. Remove the proposed traffic island in the south driveway that accesses Chenal Parkway. 4. Remove the proposed west driveway to the parking lot on Lot B-3. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. 7. 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). 8. Stormwater detention ordinance applies to this property. 9. 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. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Construct right turn lane on Chenal Parkway adjacent to the property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility 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 water main extension will be required to provide service to Lot B-3. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Item # 7. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow development of a two story office building and two single story restaurants. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bikeway is shown along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least seven and one-half feet (7'/z') in width and 150 square feet in area. These interior islands are to evenly distributed throughout the site. 3. Otherwise, the areas set aside appear to meet with the minimal City requirements. 4. This site plan will be reviewed as an overall development; therefore, the following apply to each lot at the time of building permit application and final development: a. An automatic irrigation system to water landscaped areas will be required. b. 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. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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/plan (to include the additional information as noted above) to staff on Wednesday, May 27, 2009. Item # 7.