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HomeMy WebLinkAboutZ-6318-A Staff AnalysisFILE NO.: Z -6318-A NAME: Dairyland - Revised PCD (Lease Parcel #2) LOCATION: 16,111 Chenal Parkway DEVELOPER: ENGINEER: Superior Federal Bank Development Consultants, Inc. 5,000 Rogers Avenue 2200 N. Rodney Parham Rd., Ste. 220 Fort Smith, AR 72903 Little Rock, AR 72212 AREA: 25.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Office/Commercial PROPOSED USE: Branch Bank VARIANCES/WAIVERS REQUESTED: None BACKGROUND: On August 19, 1997 the Little Rock Board of Directors passed Ordinance No. 17,556 approving the Dairyland PCD. The property at 16,111 Chenal Parkway was approved for a mixed commercial and office development in the following phases: Phase I - 76,560 square foot Kroger Store 9,000 square foot retail/restaurant building 646 parking spaces - Lease parcel #1 Phase II - 35,000 square foot retail addition to Kroger building Phase III - 90,000 square foot retail addition to Kroger building - 306 parking spaces - Lease parcels #2 and #3 - Street improvements to Kirk Road Phase I was to be initiated immediately, with Phases II and III being initiated within a three (3) year period. No specific site plans were submitted for the three (3) lease parcels, and development of these parcels will require site plan approval by the Planning Commission as development is proposed. Phase I of the development is currently under construction. FILE A. B. C. FBI Z -6318-A (Cont. PROPOSALIREOUEST: The applicant is proposing to make one revision in the overall site plan and is proposing a site plan for lease parcel #2. The applicant proposes to revise the overall plan by moving the existing phase line to include lease parcel #2 and 12 parking spaces and drive along the south side of lease parcel #2 to Phase 1. No other changes are proposed for the overall plan. The applicant is also proposing a site plan for lease parcel #2. The applicant proposes to construct a 4,200 square foot branch bank facility on this parcel. The bank building will be located within the south one-half of the lease parcel with a canopy over six drive- through teller lanes and an ATM on the north side of the building. A total of 29 parking spaces is proposed to serve the branch bank. Ingress/egress will be gained by utilizing three (3) internal drives. No direct access to lease parcel #2 will be taken from Chenal Parkway. EXISTING CONDITIONS: The site has been cleared with site work having taken place. Phase I of the project is currently under construction. There is undeveloped single-family property located south and west of the site, with a golf driving range just further west. A convenience store, plant nursery and church are among the uses across Chenal Parkway to the north. One Source building supply is located across Kanis Road to the east with a few single-family residences or larger lots located to the southeast along Kanis Road. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. All property owners within 200 feet of the site as well as the St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS Please note access to Chenal will be closed to turn -in movements except for right-in/right-out with Phase 3 construction per Planning Commission approval. Median will be reconstructed closing median cut with Phase 3. 011 FILE NO • z -6318-A (Cont.) E. UTILITIES AND FIRE DEPARTMENT I COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. Water: A development fee based on the size of the water connection and an acreage charge of $300 per acre applies in addition to normal charges. Fire Department: No Comment. County Planning: No Comment received. LATA: Not currently served by a CAT fixed -route. Internal site sidewalks are good. There is some concern over the walking distance through the parking lots. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is in the Ellis Mountain Planning District. The property is shown as Mixed office Commercial on the Land Use Plan. This area is currently under review by the Rock Creek Neighborhood Plan, which will go to the Planning Commission October 29, 1998. The neighborhood plan has not proposed any changes to the Land Use Plan other than recognizing existing public institutional uses. The proposed changes to the PCD are consistent with the MOC Land Use category. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements when averaged out. The dumpster location for the proposed bank should be located further southwest and away from Chenal Parkway. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 30, 1998. The site plan appears to comply with a the concerns raised by staff. The applicant has deleted four parking spaces near the northwest corner of the lease parcel and this area will be converted to landscaping. The applicant has also increased the width of the landscape strip along Chenal Parkway. Berms will be incorporated into the landscaped areas 3 FILE NO.: Z -6318-A Cont. along Chenal Parkway. The applicant has also moved the dumpster from the northwest to the southwest corner of the property. The applicant has stated that the orientation of the building needs to stay as originally planned, with the drive-through element on the north side, to suit their need for traffic flow and customer service. The applicant states that visibility and direct access to the drive-through are important factors for customer convenience, and that this design and orientation has worked well in other communities. with the increased areas of landscaping, including berms, along Chenal Parkway, staff feels comfortable with the revised site plan. To staff's knowledge, there are no other outstanding issues associated with the proposed site plan. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD with the following conditions: 1. Compliance with the comments as noted in paragraphs D, E and F of this report. 2. Staff will support no further revisions in the project phase lines unless there is a renegotiation of the Kirk Road improvements. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Robert Brown was present, representing the application. Staff gave a brief description of the revised phase line and site plan for lease parcel #2. Staff raised several concerns relating to the proposed site plan. These included landscaping along Chenal Parkway, dumpster location, drive- through location and number of parking spaces proposed. Staff noted that the number of parking spaces along the west lease line should be reduced with additional landscaped area along Chenal Parkway. Staff also noted that the dumpster should be relocated further south away from Chenal Parkway. Staff also asked the applicant to consider moving the drive- through teller windows to the south side of the building. These various issues were briefly discussed. Mr. Brown noted that the dumpster would be moved and some of the parking spaces near Chenal Parkway would be deleted in order to provide more landscaped areas. He stated that he would approach the bank officials with the idea of moving the drive-through window location. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. 4 FILE NO.: Z -6318-A Cont. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Robert Brown and Stanley Bailey 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. Robert Brown addressed the Commission in support of the application. He stated that he had worked with staff and had revised the site plan based on the concerns of staff. Commissioner Berry asked about the orientation of the building and how that was worked out with staff. Jim Lawson, Director of Planning and Development, stated that the applicant explained their needs for customer convenience and the overall concept for the project to staff. He noted that staff was comfortable with the proposed plan. There was a brief discussion regarding access and traffic issues. Commissioner Berry expressed concerns regarding the future use of the property. Stanley Bailey addressed the Commission in support of the application. Mr. Bailey reviewed the overall concept for the proposed project. There was additional discussion related to the site plan and pedestrian traffic. Commissioner Muse asked if the drive-thru lanes would be striped. Mr. Bailey indicated that the lanes would be striped. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6y October 15, 1998 ITEM NO.: 9 FILE NO.: Z -6318-A NAME: Dairyland - Revised PCD (Lease Parcel #2) LOCATION: 16,111 Chenal Parkway DEVELOPER: ENGINEER: Superior Federal Bank Development Consultants, Inc. 5,000 Rogers Avenue 2200 N. Rodney Parham Rd., Ste. 220 Fort Smith, AR 72903 Little Rock, AR 72212 AREA: 25.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Office/Commercial PROPOSED USE: Branch Bank VARIANCES/WAIVERS REQUESTED: None BACKGROUND: On August 19, 1997 the Little Rock Board of Directors passed Ordinance No. 17,556 approving the Dairyland PCD. The property at 16,111 Chenal Parkway was approved for a mixed commercial and office development in the following phases: Phase I - 76,560 square foot Kroger Store - 9,000 square foot retail/restaurant building - 646 parking spaces Lease parcel #1 Phase II - 35,000 square foot retail addition to Kroger building Phase III - 90,000 square foot retail addition to Kroger building 306 parking spaces Lease parcels #2 and #3 Street improvements to Kirk Road Phase I was to be initiated immediately, with Phases II and III being initiated within a three (3) year period. No specific site plans were submitted for the three (3) lease October 15, 1998 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6318-A parcels, and development of these parcels will require site plan approval by the Planning Commission as development is proposed. Phase I of the development is currently under construction. A. PROPOSAL/REQQEST: The applicant is proposing to make one revision in the overall site plan and is proposing a site plan for lease parcel #2. The applicant proposes to revise the overall plan by moving the existing phase line to include lease parcel #2 and 12 parking spaces and drive along the south -side of lease parcel #2 to Phase 1. No other changes are proposed for the overall plan. The applicant is also proposing a site plan for lease parcel #2. The applicant proposes to construct a 4,200 square foot branch bank facility on this parcel. The bank building will be located within the south one-half of the lease parcel with a canopy over six drive- through teller lanes and an ATM on the north side of the building. A total of 29 parking spaces is proposed to serve the branch bank. Ingress/egress will be gained by utilizing three (3) internal drives. No direct access to lease parcel #2 will be taken from Chenal Parkway. B. EXISTING CONDITIONS: The site has been cleared with site work having taken place. Phase I of the project is currently under construction. There is undeveloped single-family property located south and west of the site, with a golf driving range just further west. A convenience store, plant nursery and church are among the uses across Chenal Parkway to the north. One Source building supply is located across Kanis Road to the east with a few single-family residences or larger lots located to the southeast along Kanis Road. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. All property owners within 200 feet of the site as well as the St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. 2 October 15, 1998 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -5318-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Please note access to Chenal will be closed to turn -in movements except for right-in/right-out with Phase 3 construction per Planning Commission approval. Median will be reconstructed closing median cut with Phase 3. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. Water: A development fee based on the size of the water connection and an acreage charge of $300 per acre applies in addition to normal charges. Fire Department: No Comment. Countv Planninq: No Comment received. LATA: Not currently served by a CAT fixed -route. Internal site sidewalks are good. There is some concern over the walking distance through the parking lots. F. ISSUER TECHNICAL/DESIGN: Planninq Division: This request is in the Ellis Mountain Planning District. The property is shown as Mixed Office Commercial on the Land Use Plan. This area is currently under review by the Rock Creek Neighborhood Plan, which will go to the Planning Commission October 29, 1998. The neighborhood plan has not proposed any changes to the Land Use Plan other than recognizing existing public institutional uses. The proposed changes to the PCD are consistent with the MOC Land Use category. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements when averaged out. The dumpster location for the proposed bank should be located further southwest and away from Chenal Parkway. 3 October 15, 1998 SUBDIVISION ITEM NO.: 9 (Cont,) FILE NO.: Z -6318-A Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan to staff on September 30, 1998. The site plan appears to comply with a the concerns raised by staff. The applicant has deleted four parking spaces near the northwest corner of the lease parcel and this area will be converted to landscaping. The applicant has also increased the width of the landscape strip along Chenal Parkway. Berms will be incorporated into the landscaped areas along Chenal Parkway. The applicant has also moved the dumpster from the northwest to the southwest corner of the property. The applicant has stated that the orientation of the building needs to stay as originally planned, with the drive-through element on the north side, to suit their need for traffic flow and customer service. The applicant states that visibility and direct access to the drive-through are important factors for customer convenience, and that this design and orientation has worked well in other communities. With the increased areas of landscaping, including berms, along Chenal Parkway, staff feels comfortable with the revised site plan. To staff's knowledge, there are no other outstanding issues associated with the proposed site plan. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD with the following conditions: 1. Compliance with the comments as noted in paragraphs D, E and F of this report. 2. Staff will support no further revisions in the project phase lines unless there is a renegotiation of the Kirk Road improvements. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Robert Brown was present, representing the application. Staff gave a brief description of the revised phase line and site plan for lease parcel #2. Staff raised several concerns relating to the proposed site plan. These included landscaping along Chenal Parkway, dumpster location, drive- through location and number of parking spaces proposed. 4 October 15, 1998 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -6318-A Staff noted that the number of parking spaces along the west lease line should be reduced with additional landscaped area along Chenal Parkway. Staff also noted that the dumpster should be relocated further south away from Chenal Parkway. Staff also asked the applicant to consider moving the drive- through teller windows to the south side of the building. These various issues were briefly discussed. Mr. Brown noted that the dumpster would be moved and some of the parking spaces near Chenal Parkway would be deleted in order to provide more landscaped areas. He stated that he would approach the bank officials with the idea of moving the drive-through window location. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Robert Brown and Stanley Bailey 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. Robert Brown addressed the Commission in support of the application. He stated that he had worked with staff and had revised the site plan based on the concerns of staff. Commissioner Berry asked about the orientation of the building and how that was worked out with staff. Jim Lawson, Director of Planning and Development, stated that the applicant explained their needs for customer convenience and the overall concept for the project to staff. He noted that staff was comfortable with the proposed plan. There was a brief discussion regarding access and traffic issues. Commissioner Berry expressed concerns regarding the future use of the property. Stanley Bailey addressed the Commission in support of the application. Mr. Bailey reviewed the overall concept for the proposed project. There was additional discussion related to the site plan and pedestrian traffic. 5 October 15, 1998 c SUBDIVISION STEM NO.: 9 Cont. FILE NO.: Z -5318-A Commissioner Muse asked if the drive-thru lanes would be striped. Mr. Bailey indicated that the lanes would be striped. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.