HomeMy WebLinkAboutZ-6199-A Staff AnalysisFILE NO.: Z -6199-A
NAME: Grey Rock -- Short -Form PCD
LOCATION: Northeast corner of Chenal Parkway and Gamble Road
DEVELOPER: ENGINEER:
Schaeffer Properties McGetrick Engineering
319 East Markham Street 319 East Markham Street
Little Rock, AR 72201 Little Rock, AR 72201
AREA: 3.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single-family residential
PROPOSED USE: C-3 commercial uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 21, 1996, the Planning Commission approved a
preliminary plat for Lots 1-4, Grey Rock Subdivision. On
December 3, 1996, the Board of Directors approved Ordinance No.
17,332 establishing the Grey Rock -- Long -Form PD -C (Target) for
Lot 1 of the subdivision. Lot 4 of the subdivision included a
section of Rock Creek and floodway and was to be dedicated to the
City of Little Rock Parks Department. Lots 2 and 3 were left for
future development.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone Lots 2 and 3, Grey Rock
Subdivision from R-2 to PCD. The applicant proposes to
construct a 28,750 square foot commercial building with 139
parking spaces. C-3 permitted uses are proposed for the
site. One monument sign will be placed near the middle of
the site and will comply with the Chenal Overlay District
ordinance. Site lighting will be similar to that used by
surrounding businesses. The applicant also proposes to
final plat Lots 2 and 3 as a single lot. The applicant also
proposes to abandon a section of Gamble Road as requested by
the City of Little Rock Parks Department.
FILE NO.: Z -6199-A (Cont
H. EXISTING CONDITIONS:
The site has been cleared and some site preparation work has
been done. There is a mixture of commercial uses located to
the east along the north side of Chenal Parkway with a
medical clinic and a multifamily development to the west
across Gamble Road. Vacant C-3 zoned property and an auto
dealership are located to the south across Chenal Parkway.
Rock Creek is located to the north.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Parkway Place, Gibralter Heights/Point
West/Timber Ridge and St. Charles Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Gamble Road is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
2. Chenal Parkway is listed on the Master Street Plan as a
principal arterial, dedication of right--of-way to 55
feet from centerline will be required.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. 100 feet minimum required from Chenal Parkway
on Gamble Road.
4. A 20 foot radial dedication of right-of-way is required
at the intersection of Gamble and Chenal.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
7. All driveways shall be concrete aprons per City
Ordinance.
8. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
9. Stormwater detention Ordinance applies to this property.
10. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
11. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
12. Chenal Parkway has a 1995 average daily traffic count of
18,000.
2
FILE NO.: Z -6199-A (Cont.
13. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
14. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
15. Utility excavation within proposed rights-of-way shall
be per Article v of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located in Gamble Road. Contact
Little Rock Wastewater Utility prior to construction.
AP&L: No Comment received.
ARKLA: No Comment.
Southwestern Bell: A 5 foot easement is requested along
the east property line.
Water: No Comment.
Fire Department: Private fire hydrants are required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
LATA: Property is very near Route #5 - W. Markham. Could
some parking spaces be directed to the back of the building?
This would make walking distances shorter for pedestrians.
Would need a clear, designated walkway between PCD and
Target for access to Chenal Parkway and Bus Routes.
F. ISSUES/TECHNICAL/DESIGN:
Planning_ Division:
The site is in the Chenal District. The Plan recommends
Commercial. The Park System Master Plan shows this site as
a Park site. There is a Neighborhood Plan effort under way
-- Rock Creek Neighborhood Plan. The Land Use Plan was
changed from Public and Park/Open Space to Commercial in
September 1996. However, the Park System Master Plan
amendment approved in December did not include this site.
From the Land Use Plan point of view the use is appropriate.
However, due to concerns raised with the River Mountain
Neighborhoods Plan and discussion with the Rock Creek
Committee more care should be taken with site design and
landscaping - particularly along Chenal Parkway (11.8 feet
is substandard).
Landscape Issues:
3
FILE
G.
.. Z -6199-A (Cont.
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out. However, a small
portion of the proposed buffer drops 5 feet below the full
requirement along Chenal Parkway of 16 feet.
Curb and gutter is required to protect landscaped areas from
vehicular traffic.
The dumpster must be screened on three sides to a height of
8 feet.
A 6 foot high opaque screen is required to help screen this
site from the residential property to the north. If there
are to be no windows or doors on the north side of the
building except those doors required by the Fire Department
no additional screening of the building would be required by
ordinance. Screening can be either a wooden fence or dense
evergreen plantings.
Because of the grade difference, a cross section showing
proposed slope landscape treatment is required.
The zoning buffer requires that at least 60% of the required
16 foot wide lands use buffer to the north be maintained in
its natural state.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
Building Codes:
Provide either a firewall at the property line within the
building or a restrictive deed requirement that ties
properties together with same ownership. West wall will
require fire resistance per Table 600, 1992 Arkansas Fire
Prevention Code, volume II.
ANALYSIS:
The applicant submitted a revised site plan to staff on May
27, 1998.
The property is currently shown on the City's Master Parks
Plan as a future community park site. It has been noted
that because of the recent rezoning of the Target property,
the City Parks and Recreation Department would not object to
the commercial rezoning of this property. The Parks and
Recreation Department has also noted that it is interested
in receiving the land donation north of this development
(Lot 4 - unplatted) and the abandonment of Gamble Road west
of this property in exchange for removing this site from the
Master Parks Plan. As of this writing, staff is awaiting a
4
FILE NO.: z -6199-A (Cont.
letter from the Parks and Recreation Department officially
addressing this issue.
Another issue to be worked out relates to the right-of-way
for Chenal Parkway. The zig-zag line along the Chenal
Parkway frontage of the property represents the current
right-of-way. In final platting the property, the applicant
can show a straight right-of-way dedication of 55 feet from
centerline of Chenal Parkway. However, this will leave a
couple of "pockets" of right-of-way which will still be
owned by the City due to previous purchase. The applicant
needs to work with Public Works and the City Attorney's
office to resolve this issue before final platting the
property.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD with the following
conditions:
1. Compliance with the requirements noted in paragraphs D,
E and F of this report.
2. This site needs to be removed from the City's Master
Parks Plan as discussed in paragraph G. The property
north of this site will need to be dedicated to the City
Parks and Recreation Department.
3. The Chenal Parkway right-of-way issue needs to be
resolved as discussed in paragraph G.
4. The site needs to be final platted.
5. The Gamble Road right-of-way will be abandoned as
requested by Parks.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed PCD.
Staff noted that the property was shown on the Master Parks Plan
as a future park site and details relating to the removal of the
property from the Plan would need to be worked out with the Parks
Department.
Staff also noted that the property needed to be final platted.
The Public Works requirements were briefly discussed.
Bob Brown, Site Plan Review Specialist, noted that the buffer
along Chenal Parkway needed to be widened in places. Mr.
McGetrick stated that he will widen the buffer in places.
5
FILE NO.: Z -6199-A (Cont.
After the brief discussion, the Committee forwarded the rezoning
to the full Commission for resolution.
PLANNING COMMISSION ACTION:
(JUNE 11, 1998)
Pat McGetrick and Jimmy Moses were present, representing the
application. There were no objectors present. Staff gave a
brief description of the site plan and a recommendation of
approval with conditions.
Mr. McGetrick addressed the Commission in support of the
application. He stated that he has been working with Public
Works on the Chenal Parkway right-of-way issue and sees no
problem getting that issue resolved. He stated that the Gamble
Road issue had been resolved with the Parks Department. He
stated that Gamble Road would be abandoned south of the north
property line and an access easement would be dedicated to the
Parks Department.
Jim Lawson, Director of Planning and Development, informed the
Commission that he had recently talked to Bill Bunten, Director
of Parks and Recreation, and that the Parks Department had no
objection to the rezoning. He stated that Mr. Bunten described
the Gamble Road issue as Mr. McGetrick did.
There was a brief discussion relating to access to the park
property.
Jimmy Moses addressed the Commission in support of the
application. Mr. Moses stated that approximately seven acres
north of this site was donated to the parks department. He
stated that the land use plan changed this property to commercial
at the same time the Target property was changed, and the thought
at the time was not to ask for specific rezoning but rezoning to
a PZD.
Commissioner Berry asked if the intersection of Chenal Parkway
and Gamble Road would be signalized in the future.
Bob Turner, of Public Works, stated that there was no way of
knowing at this time.
Commissioner Berry asked if the developer would need to
contribute to a future traffic signal.
Mr. Turner stated that he could see no reason for a contribution
at this time. He stated that the size of the proposed
development shouldn't produce enough traffic to warrant a signal.
commissioner Berry asked about the required parking.
Monte Moore, of the Planning Staff, stated that the required
3 parking for a shopping center is one space per 225 square feet of
6
FILE NO.: Z -6199-A (Cont.
gross floor area. Mr. Moore stated that approximately 130 spaces
would be required, and the applicant is proposing 139 spaces.
There was a lengthy discussion concerning the possible
abandonment of Gamble Road and how that would be done.
After the discussion of the treatment of Gamble Road, a motion
was made to approve the PCD as'recommended by staff adding a
recommendation to waive the street improvements to the north
section of Gamble Road and a recommendation to approve the
abandonment of the north section of Gamble Road. The motion
passed with a vote of 9 ayes, 0 nays and 2 absent.
7
June 11, 1998
ITEM NO.: 12 FILE NO.: Z -6199--A
NAME: Grey Rock -- Short -Form PCD
LOCATION: Northeast corner of Chenal Parkway and Gamble Road
DEVELOPER: ENGINEER:
Schaeffer Properties McGetrick Engineering
319 East Markham Street 319 East Markham Street
Little Rock, AR 72201 Little Rock, AR 72201
AREA: 3.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single-family residential
PROPOSED USE: C-3 commercial uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 21, 1996, the Planning Commission approved a
preliminary plat for Lots 1-4, Grey Rock Subdivision. On
December 3, 1996, the Board of Directors approved Ordinance No.
17,332 establishing the Grey Rock -- Long -Form PD -C (Target) for
Lot 1 of the subdivision. Lot 4 of the subdivision included a
section of Rock Creek and floodway and was to be dedicated to the
City of Little Rock Parks Department. Lots 2 and 3 were left for
future development.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone Lots 2 and 3, Grey Rock
Subdivision from R-2 to PCD. The applicant proposes to
construct a 28,750 square foot commercial building with 139
parking spaces. C-3 permitted uses are proposed for the
site. One monument sign will be placed near the middle of
the site and will comply with the Chenal Overlay District
ordinance. Site lighting will be similar to that used by
surrounding businesses. The applicant also proposes to
final plat Lots 2 and 3 as a single lot. The applicant also
proposes to abandon a section of Gamble Road as requested by
the City of Little Rock Parks Department.
June 11, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -6199-A
B. EXISTING CONDITIONS:
The site has been cleared and some site preparation work has
been done. There is a mixture of commercial uses located to
the east along the north side of Chenal Parkway with a
medical clinic and a multifamily development to the west
across Gamble Road. Vacant C-3 zoned property and an auto
dealership are located to the south across Chenal Parkway.
Rock Creek is located to the north.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comments as of this
writing. The Parkway Place, Gibralter Heights/Point
West/Timber Ridge and St. Charles Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Gamble Road is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
2. Chenal Parkway is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. 100 feet minimum required from Chenal Parkway
on Gamble Road.
4. A 20 foot radial dedication of right-of-way is required
at the intersection of Gamble and Chenal.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
7. All driveways shall be concrete aprons per City
Ordinance.
8. A sketch grading and drainage plan, a special flood
hazard permit, and a special grading permit for flood
hazard areas are required. Arkansas Department of
Pollution Control and Ecology (ADPCE) and NPDES permit
are also required.
9. Stormwater detention Ordinance applies to this property.
10. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
11. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
E
W
June 11, 1998
SUBDIVISION
ITEM NO.: 12 Cont.)FILE NO.: Z--6199-
12. Chenal Parkway has a 1995 average daily traffic count of
18,000.
13. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
14. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
15. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located in Gamble Road. Contact
Little Rock Wastewater Utility prior to construction.
AP&L: No Comment received.
ARKLA : No Comment.
Southwestern Bell: A 5 foot easement is requested along
the east property line.
Water: No Comment.
Fire Department: Private fire hydrants are required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Property is very near Route #5 - W. Markham. Could
some parking spaces be directed to the back of the building?
This would make walking distances shorter for pedestrians.
Would need a clear, designated walkway between PCD and
Target for access to Chenal Parkway and Bus Routes.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Chenal District. The Plan recommends
Commercial. The Park System Master Plan shows this site as
a Park site. There is a Neighborhood Plan effort under way
-- Rock Creek Neighborhood Plan. The Land Use Plan was
changed from Public and Park/Open Space to Commercial in
September 1996. However, the Park System Master Plan
amendment approved in December did not include this site.
From the Land Use Plan point of view the use is appropriate.
However, due to concerns raised with the River Mountain
Neighborhoods Plan and discussion with the Rock Creek
3
June 11, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -6199-A
Committee more care should be taken with site design and
landscaping - particularly along Chenal Parkway (11.8 feet
is substandard).
Landscape Issues_:
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out. However, a small
portion of the proposed buffer drops 5 feet below the full
requirement along Chenal Parkway of 16 feet.
Curb and gutter is required to protect landscaped areas from
vehicular traffic.
The dumpster must be screened on three sides to a height of
8 feet.
A 6 foot high opaque screen is required to help screen this
site from the residential property to the north. If there
are to be no windows or doors on the north side of the
building except those doors required by the Fire Department
no additional screening of the building would be required by
ordinance. Screening can be either a wooden fence or dense
evergreen plantings.
Because of the grade difference, a cross section showing
proposed slope landscape treatment is required.
The zoning buffer requires that at least 60% of the required
16 foot wide lands use buffer to the north be maintained in
its natural state.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
Building Codes:
Provide either a firewall at the property line within the
building or a restrictive deed requirement that ties
properties together with same ownership. West wall will
require fire resistance per Table 600, 1992 Arkansas Fire
Prevention Code, volume II.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on May
27, 1998.
The property is currently shown on the City's Master Parks
Plan as a future community park site. It has been noted
4
June 11, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -6199-A.
that because of the recent rezoning of the Target property,
the City Parks and Recreation Department would not object to
the commercial rezoning of this property. The Parks and
Recreation Department has also noted that it is interested
in receiving the land donation north of this development
(Lot 4 - unplatted) and the abandonment of Gamble Road west
of this property in exchange for removing this site from the
Master Parks Plan. As of this writing, staff is awaiting a
letter from the Parks and Recreation Department officially
addressing this issue.
Another issue to be worked out relates to the right-of-way
for Chenal Parkway. The zig-zag line along the Chenal
Parkway frontage of the property represents the current
right-of-way. In final platting the property, the applicant
can show a straight right-of-way dedication of 55 feet from
centerline of Chenal Parkway. However, this will leave a
couple of "pockets" of right-of-way which will still be
owned by the City due to previous purchase. The applicant
needs to work with Public Works and the City Attorney's
Office to resolve this issue before final platting the
property.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD with the following
conditions:
1. Compliance with the requirements noted in paragraphs D,
E and F of this report.
2. This site needs to be removed from the City's Master
Parks Plan as discussed in paragraph G. The property
north of this site will need to be dedicated to the City
Parks and Recreation Department.
3. The Chenal Parkway right-of-way issue needs to be
resolved as discussed in paragraph G.
4. The site needs to be final platted.
5. The Gamble Road right-of-way will be abandoned as
requested by Parks.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed PCD.
Staff noted that the property was shown on the Master Parks Plan
as a future park site and details relating to the removal of the
5
June 11, 1998
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -6199-A
property from the Plan would need to be worked out with the Parks
Department.
Staff also noted that the property needed to be final platted.
The Public Works requirements were briefly discussed.
Bob Brown, Site Plan Review Specialist, noted that the buffer
along Chenal Parkway needed to be widened in places. Mr.
McGetrick stated that he will widen the buffer in places.
After the brief discussion, the Committee forwarded the rezoning
to the full Commission for resolution.
PLANNING COMMISSION ACTION: (JUNE 11, 1998)
Pat McGetrick and Jimmy Moses were present, representing the
application. There were no objectors present. Staff gave a
brief description of the site plan and a recommendation of
approval with conditions.
Mr. McGetrick addressed the Commission in support of the
application. He stated that he has been working -with Public
Works on the Chenal Parkway right -of ---way issue and sees no
problem getting that issue resolved. He stated that the Gamble
Road issue had been resolved with the Parks Department. He
stated that Gamble Road would be abandoned south of the north
property line and an access easement would be dedicated to the
Parks Department.
Jim Lawson, Director of Planning and Development, informed the
Commission that he had recently talked to Bill Bunten, Director
of Parks and Recreation, and that the Parks Department had no
objection to the rezoning. He stated that Mr. Bunten described
the Gamble Road issue as Mr. McGetrick did.
There was a brief discussion relating to access to the park
property.
Jimmy Moses addressed the Commission in support of the
application. Mr. Moses stated that approximately seven acres
north of this site was donated to the parks department. He
stated that the land use plan changed this property to commercial
at the same time the Target property was changed, and the thought
at the time was not to ask for specific rezoning but rezoning to
a PZD.
Commissioner Berry asked if the intersection of Chenal Parkway
and Gamble Road would be signalized in the future.
6
June 11, 1998
SUBDIVISION
ITEM NO.: 12 Cont. FILE NO.: Z -6199-A
Bob Turner, of Public Works, stated that there was no way of
knowing at this time.
Commissioner Berry asked if the developer would need to
contribute to a future traffic signal.
Mr. Turner stated that he could see no reason for a contribution
at this time. He stated that the size of the proposed
development shouldn't produce enough traffic to warrant a signal.
Commissioner Berry asked about the required parking.
Monte Moore, of the Planning Staff, stated that the required
parking for a shopping center is one space per 225 square feet of
gross floor area. Mr. Moore stated that approximately 130 spaces
would be required, and the applicant is proposing 139 spaces.
There was a lengthy discussion concerning the possible
abandonment of Gamble Road and how that would be done.
After the discussion of the treatment of Gamble Road, a motion
was made to approve the PCD as recommended by staff adding a
recommendation to waive the street improvements to the north
section of Gamble Road and a recommendation to; -approve the
abandonment of the north section of Gamble Road. The motion
passed with a vote of 9 ayes, 0 nays and 2 absent.
7