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HomeMy WebLinkAboutZ-6318-B Staff AnalysisFILE NO.- Z -6318-B NAME: Dairyland Revised Long -form PCD LOCATION: Located at 16105 Chenal Parkway DEVELOPER: Whisenhunt Investments c/o Kemp Whisenhunt 35 Windsor Court Little Rock, AR 72212 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road Suite 220 Little Rock, AR 72212 AREA: 25.3 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Mixed Use Development including C-3, General Commercial District uses Revised PCD PROPOSED USE: Mixed Use Development including C-3, General Commercial District uses and the allowance of seasonal outdoor display VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 19, 1997, the Little Rock Board of Directors adopted Ordinance No. 17,556 establishing Dairyland Long -form PCD. The property was approved for a mixed use development containing three Phases. Phase I was to include a 76,560 square foot Kroger Store, 9,000 square feet of retail/restaurant, 646 parking spaces and Lease Parcel 1. Phase ll was to contain 35,000 square feet of retail and Phase III was to contain 90,000 square feet of retail, 306 parking spaces and Lease Parcels 2 and 3. Phase I was to begin development upon approval and Phases 11 and III were to begin FILE NO.: Z -6318-B _(Co construction within a three year time period. No specific proposal was submitted for approval for the three Lease Parcels. The applicant indicated approval would be obtained at the time of development. Ordinance No. 18,868 adopted by the Little Rock Board of Directors on November 17, 1988, revised the previously approved site plan for Dairyland Long -form PCD. The revision included moving the approved phase line to include Lease Parcel 2 and add 12 parking spaces. The revision also included the construction of the drive along the south side of Lease Parcel 2. The applicant submitted a site plan for Lease Parcel 2 for approval. The site plan included the construction of a 4,200 square foot bank building with 29 parking spaces. Phase I has been constructed. No construction has begun on Phases II and III. A. PROPOSALIREQUEST: The applicant is now proposing to revise the previously approved PCD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. The applicant has indicated from March to September the Kroger Store wishes to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment in their parking area. The applicant has indicated the displayed items will be barricaded to prevent customers from parking in the display area and creating traffic conflicts. The site plan includes the placement of the outdoor display items along the western portion of the site, near the Kroger entrance, to allow for security of the items. B. EXISTING CONDITIONS: C The site is developed with a Kroger Store and a bank facility. The out parcels have not developed and remain cleared and vacant. There is a traffic signal located at the intersection with Chenal Parkway and Kanis Road. Adjacent to the site, Chenal Parkway is a four lane roadway. Kanis Road has been constructed to Master Street Plan standard adjacent to the development. There is undeveloped single-family property located south and west of the site, with a golf driving range located further west. A convenience store, automobile dealership and church are among the uses across Chenal Parkway to the north. A building supply store is located across Kanis Road to the east and there is a plant nursery located to the southeast along Kanis Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Neighborhood Association, the Margeaux Place Property Owners Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. �A FILE NO.: Z -6318-B Cont. D. ENGINEERING COMMENTS: Public Works Conditions: No comment regarding the placement of seasonal display in the parking area. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection to the placement of seasonal outdoor display. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to a PGD (Planned Commercial Development) to allow outdoor display of seasonal merchandise in the parking lot. The outdoor display would be permitted between March and September annually. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Kanis Road is shown as a Minor Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The purpose of a Minor Arterial is to provide connections to and through an urban area. Previous construction on site should have resulted in half street improvements to both Chenal Parkway and Kanis Road to bring them up to Minor and Principal Arterial standards. If the streets are currently not built to standards or dedication has not been made, additional right-of-way and street improvements may be required. K, FILE NO.: Z -6318-B Cont. Bicycle Plan: A Class I bikeway is shown on Chenal Parkway adjacent to this property. A Class I bikeway is built separate from or alongside a road. This application is a minor revision to an existing PCD and will not affect the proposed bikeway. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request. Staff stated the applicant was requesting to revise a previously approved PCD to allow outdoor display of seasonal items. Staff stated the applicant had indicated the display would take place in twelve existing parking spaces and would be barricaded to protect the items and customer traffic. Staff stated there were few outstanding issues associated with the proposed request. Staff noted the items were placed very near the front door area. Staff questioned if the items could be relocated away from the front door area. The applicant stated the area had been chosen for security purposes. The applicant stated he felt relocating the items away from this area could result in significant loss of inventory. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has addressed staff's concerns raised at the March 24, 2005, Subdivision Committee meeting. The request is to revise the previously approved PGD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. The applicant has indicated items will be displayed from March to September. The items proposed for display are lawn furniture, bar-b-que grills and miscellaneous outdoor lawn and garden items. The applicant has indicated the displayed items will be barricaded to prevent customers from parking in the display area and creating traffic conflicts. The site plan includes the placement of the outdoor display items along the western portion of the site near the Kroger entrance to allow for security of the items. The applicant has indicated the display area selected allows for the most security and convenience to customers and the applicant feels the placement of the display items in this area will not have any adverse impact on the traffic flows of the site. Staff also agrees that the indicated display area will have the least impact on the site with regard to customer parking, traffic flows and will allow for security of the items on display. 0 FILE NO.: Z -6318-B fgon Staff is supportive of the applicant's request. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the request to amend the previously approved PCD to allow outdoor display should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 April 14, 2005 ITEM NO.: 3 FILE NO.: Z -6318-B NAME: Dairyland Revised Long -form PCD LOCATION: Located at 16105 Chenal Parkway DEVELOPER: Whisenhunt Investments c/o Kemp Whisenhunt 35 Windsor Court Little Rock, AR 72212 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road Suite 220 Little Rock, AR 72212 AREA: 25.3 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Mixed Use Development including C-3, General Commercial District uses Revised PCD PROPOSED USE: Mixed Use Development including C-3, General Commercial District uses and the allowance of seasonal outdoor display VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 19, 1997, the Little Rock Board of Directors adopted Ordinance No. 17,556 establishing Dairyland Long -form PCD. The property was approved for a mixed use development containing three Phases. Phase I was to include a 76,560 square foot Kroger Store, 9,000 square feet of retail/restaurant, 646 parking spaces and Lease Parcel 1. Phase II was to contain 35,000 square feet of retail and Phase III was to contain 90,000 square feet of retail, 306 parking spaces and Lease Parcels 2 and 3. April 14, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6318-B Phase I was to begin development upon approval and Phases II and III were to begin construction within a three year time period. No specific proposal was submitted for approval for the three Lease Parcels. The applicant indicated approval would be obtained at the time of development. Ordinance No. 18,868 adopted by the Little Rock Board of Directors on November 17, 1988, revised the previously approved site plan for Dairyland Long -form PCD. The revision included moving the approved phase line to include Lease Parcel 2 and add 12 parking spaces. The revision also included the construction of the drive along the south side of Lease Parcel 2. The applicant submitted a site plan for Lease Parcel 2 for approval. The site plan included the construction of a 4,200 square foot bank building with 29 parking spaces. Phase I has been constructed. No construction has begun on Phases II and III. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PCD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. The applicant has indicated from March to September the Kroger Store wishes to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment in their parking area. The applicant has indicated the displayed items will be barricaded to prevent customers from parking in the display area and creating traffic conflicts. The site plan includes the placement of the outdoor display items along the western portion of the site, near the Kroger entrance, to allow for security of the items. B. EXISTING CONDITIONS: The site is developed with a Kroger Store and a bank facility. The out parcels have not developed and remain cleared and vacant. There is a traffic signal located at the intersection with Chenal Parkway and Kanis Road. Adjacent to the site, Chenal Parkway is a four lane roadway. Kanis Road has been constructed to Master Street Plan standard adjacent to the development. There is undeveloped single-family property located south and west of the site, with a golf driving range located further west. A convenience store, automobile dealership and church are among the uses across Chenal Parkway to the north. A building supply store is located across Kanis Road to the east and there is a plant nursery located to the southeast along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Neighborhood Association, the Margeaux Place Property Owners Association, all property owners located within 200 -feet of the 2 April 14, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6318-B site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: No comment regarding the placement of seasonal display in the parking area. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Paint Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection to the placement of seasonal outdoor display. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to a PCD (Planned Commercial Development) to allow outdoor display of seasonal merchandise in the parking lot. The outdoor display would be permitted between March and September annually. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Kanis Road is shown as a Minor Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The purpose of a Minor Arterial is to provide connections to and through an urban area. Previous construction on site should have resulted in half street improvements to both Chenal Parkway and Kanis Road to bring them up to Minor and Principal Arterial 3 April 14, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6318-B standards. If the streets are currently not built to standards or dedication has not been made, additional right-of-way and street improvements may be required. Bicycle Plan: A Class I bikeway is shown on Chenal Parkway adjacent to this property. A Class I bikeway is built separate from or alongside a road. This application is a minor revision to an existing PCD and will not affect the proposed bikeway. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request. Staff stated the applicant was requesting to revise a previously approved PCD to allow outdoor display of seasonal items. Staff stated the applicant had indicated the display would take place in twelve existing parking spaces and would be barricaded to protect the items and customer traffic. Staff stated there were few outstanding issues associated with the proposed request. Staff noted the items were placed very near the front door area. Staff questioned if the items could be relocated away from the front door area. The applicant stated the area had been chosen for security purposes. The applicant stated he felt relocating the items away from this area could result in significant loss of inventory. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has addressed staff's concerns raised at the March 24, 2005, Subdivision Committee meeting. The request is to revise the previously approved PCD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. The applicant has indicated items will be displayed from March to September. The items proposed for display are lawn furniture, bar-b-que grills and miscellaneous outdoor lawn and garden items. The applicant has indicated the displayed items will be barricaded to prevent customers from parking in the display area and creating traffic conflicts. The site plan includes the placement of the outdoor display items along the western portion of the site near the Kroger entrance to allow for security of the items. The 4 April 14, 2005 SUBDIVISION ITEM NO_: FILE NO.: Z -6318-B convenience to customers and the applicant feels the placement of the display items in this area will not have any adverse impact on the traffic flows of the site. Staff also agrees that the indicated display area will have the least impact on the site with regard to customer parking, traffic flows and will allow for security of the items on display. Staff is supportive of the applicant's request. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the request to amend the previously approved PCD to allow outdoor display should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 3 NAME: Dairyland Revised Long -form PCD LOCATION: located at 16105 Chenal Parkway Planning Staff Comments: FILE NO.: Z -6318-B 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. VarianceMaivers: None requested. Public Works Conditions: No comment regarding the placement of seasonal display in the parking area. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection to the placement of seasonal outdoor display. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: Landsca e: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, March 30, 2005.