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HomeMy WebLinkAboutZ-6318-C Staff AnalysisFILE NO.: Z -6318-C NAME: Dairy Land Revised Long -form PCD LOCATION: Located on the Southwest corner of Chenal Parkway and Kanis Road 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 PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PCD Mixed Use Development including C-3, General Commercial District uses Revised PCD C-2, Shopping Center District uses 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 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. FILE NO.: Z -6318-C (Cont. 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. Ordinance No. 19,332 adopted by the Little Rock Board of Directors on May 17, 2005, revised the previously approved PCD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. From March to September the approval allowed Kroger to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment in their parking lot. The displayed items would be barricaded to prevent customers from parking in the display area and creating traffic conflicts. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: This site has a history of PCD approvals under the name of Dairyland Shopping Center. At this time, the developers are requesting approval of a plan revision to allow a new 119,240 square foot Kroger store that will fill out the western end of the shopping center area. The existing Kroger store (64,753 square feet) will be adapted for a new user, or multiple users, after the new store is completed and occupied. An addition to the eastern building containing 10,150 square feet is also proposed. The proposed shopping center building area will be approximately 194,143 square feet (7.52%) less than the main building area approved in previous plans. A fuel service canopy has been added at the east side of the western Chenal entry drive; and, Kroger requests the continued right to have a limited amount of seasonal outdoor display in shopping center parking areas. The other significant change to the plan is at the eastern side at Kanis Road. The drive access has been rearranged to move the primary entry further south and away from the Chenal/Kanis intersection. This drive will now serve as customer access and truck service. With the newly proposed Kroger building and other plan changes, the applicant has proposed to eliminate the requirement of any significant office uses. The request includes a revision to the approved uses to be those listed for C-2, Shopping Center District uses. A request to amend the City's Future Land Use Plan from Mixed Office Commercial to Community Shopping is a separate item on the agenda (LU08-18-01). 2 FILE NO.: Z -6318-C (Cont. I3 C. FBI The improvements shown for Kirk Road and Chenal Parkway are as shown in the design drawings for the road and intersection improvements. Whisenhunt Investments is implementing these improvements as required under their approvals for the neighboring property across Kirk Road. These improvements also include the completion of the Chenal median and conversion of the western entry for right turn only ingress and egress, as required in the original site plan. There will be some minor right-of-way dedications required from this site. All other boundary street rights-of-way and street improvements have been dedicated and completed from the original development. EXISTING CONDITIO 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 conceptual PCD located to the west of the site on a former golf driving range. 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 an abandoned plant nursery located to the southeast along Kanis Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site along with the Parkway Place Property Owners Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to Chenal Parkway and Kirk Road including 5 -foot sidewalks with the planned development. These improvements are being completed with the Shackleford 150 project. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. 3 FILE NO.: Z -6318-C (Cont. 4. Storm water detention ordinance applies to this property 5. A Special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. 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). 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from an intersection on a minor arterial street is at least 300 feet. The north driveway on Kanis Road is to close to the intersection. With the south driveway on Kanis Road becoming the main entrance into the development, the northern driveway should be closed. Contact Bill Henry, Traffic Engineering with any questions or for additional information. 10. 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. 11. The intersection on the southeast corner of Lot 1 should be designed as a 4 -way stop intersection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property Entergy: No comment received. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. A Capital Investment Charge based on the size of 10 FILE NO:: Z -6318-C connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and 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. 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 Revised Long Form Planned Commercial Development for a development that includes C-2, Shopping Center District uses as allowable uses. A Land Use Plan amendment for a change from Mixed Office Commercial to Community Shopping is a separate item on this agenda (LU08-18-01). 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 since it is a Principal Arterial. Kanis Road is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis since it is a Minor Arterial. Kirk Road is shown as a proposed Collector along the western property line of this development. 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 route is shown bikeway is built separate from or alongside way may be required. 5 along Chenal Parkway. A Class I a road. Additional paving and right of FILE NO.: Z -6318-C (Cont. 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 ordinance requirements. 2. The zoning buffer ordinance requires an average fifty -foot wide (50') street buffer along Kirk Road and in no case less than half. 3. The existing on site Bradford Pear trees appear to be in distress. All existing vegetation shall be in good condition and replaced if missing, dead, or diseased. 4. All fencing, dumpster enclosures, striping, and handicap signs also must be in good repair or replaced. 5. The zoning buffer ordinance requires a minimum fifty -foot wide (50') land use buffer along the southern property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. A small amount of building landscaping is required between the new building and the parking lot. 8. This sites combined parking numbers exceed one hundred and fifty spaces. Interior islands are to be a minimum of three hundred square feet (300) in area to receive credit towards the landscape ordinance requirements. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) Mr. Robert Brown was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the location of the proposed outdoor and seasonal activities should be noted on the plan. Staff also questioned the n FILE NO.: Z -6318-C (Cont. proposed signage plan on the gas canopy. Staff stated a minimum of ten to fifteen percent of the site should be denoted to landscaping. Mr. Brown stated he felt the site would meet or exceed the minimum requirement. Public Works comments were addressed. Staff questioned the timing of street improvements on Chenal Parkway and Kirk Road. Mr. Brown stated the improvements would have to be in place prior to the Kroger opening. Staff questioned the base flood elevation. Mr. Brown stated the minimum base flood elevation would be placed on the plan. He stated the floor would be raised above the 100 -year flood elevation as required by City ordinances. Staff stated the northern most eastern drive should be removed. Mr. Brown stated he would work with traffic engineering to resolve their concerns. He stated the drive was desired as a right in right out drive to allow access to the two proposed lease parcels. Landscaping comments were addressed. Staff stated all fencing and dumpster screening was to be in good repair. Staff also stated any dead, diseased or missing landscaping was to be replaced. Staff stated building landscaping was required or a variance from the City Beautiful Commission was to be approved prior to the issuance of a building permit. Mr. Brown noted the land use buffer to the south would not serve a purpose since the southern perimeter was a 100 -foot plus floodway. He stated the developers would seek a variation from this typical ordinance standard. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Brown submitted a revised site plan to staff on July 23, 2008, addressing the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates locations for outdoor storage, the signage plan and the percentage of the site denoted for landscaping and open space. The revised plan also indicates the land use buffer along the southern perimeter will not remain undisturbed as typically required by the ordinance. The revised plan includes the base flood elevation and the finished floor height of the new building. The fuel center will have outdoor display/sales and vending. The fuel center will also house an air and water dispensary service along the eastern portion of the fuel center site. Seasonal outdoor display will be located in the front of the Kroger building and a small area within the parking lot. The development signage is proposed as was previously approved. Signage for the fuel center is proposed on the canopy of the fuel center on all four sides. The signage will occupy less than ten percent of the facade area in which the sign is located. 7 FILE NO.: Z -6318-C (Cont. The site plan indicates buffers per the typical ordinance standards with the exception of two locations. An area located along Kirk Road does not meet the 50 -foot minimum street buffer average. The buffer is indicated nearer a 30 -foot average. The buffer proposed is similar to the previously approved site plan. The second variation is the rear yard land use buffer. According to the applicant grading will take place in this area not allowing the area to remain undisturbed. The site plan indicates an existing floodway to the south of the site ranging from 350 to 400 feet. The proposal will allow the creation of four lots, Tract 1 and 2 along with Lots 1 and 2. Tract 1 will contain 5.8 acres. Within the tract two lease parcels are proposed. Tract 2 will contain 17.66 acres. Development plans for Tract 2 include the construction of a new 119,365 square foot Kroger store. Upon completion of the new store the existing Kroger store will be leased to a single or multiple users. The proposed uses for the 64,753 square foot retail space are those listed in the C-2, Shopping Center District uses. In addition a new 10,150 square foot retail space is proposed along the eastern portion of the existing Kroger store. The uses proposed for this area is also C-2, Shopping Center District uses. Street improvements for Kirk Road and Chenal Parkway will be completed prior to the new Kroger store opening. The improvements include the completion of the Chenal median and conversion of the western entry for right turn only ingress and egress, as required in the original site plan. The northern drive located on Kanis Road has been eliminated as recommended in the Public Works comments. The site plan indicates the placement of walkways within the parking lot area to facilitate foot traffic from the lease parcels and Chenal Parkway to the retail uses. The total land area of the site is 23.467 acres. The new Kroger store is proposed with a total building area of 194,266 square feet or 19 percent. The total landscape area is 200,301 square feet or 19.6 percent and the total paved area is 61.4 percent of the total site area. Interior landscaping and planting areas is proposed at 8.21 percent. A total of 2,442 square feet of building landscaping is proposed. The new retail shop area is proposed with 14.19 percent of interior planting area and 689 building landscaping. The site plan indicates a total of 897 parking spaces. Based on parking standards for a shopping center development 863 parking spaces would typically be required. Dumpster locations have been identified. The dumpster facilities are located in the rear of the structures. All dumpster facilities will be screen per the typical ordinance requirements or on three sides a minimum of two feet above the finished height of the container. EQ FILE NO.: Z -6318-C (Cont. Building signage is proposed as typically allowed per the ordinance for commercial developments or a maximum of ten percent of the facade area. Ground mounted signage is as was approved in the original PCD. Each of the lots and lease parcels is allowed a single ground mounted sign. The signage varies in size based on the parcel size. Two of the signs located along Chenal Parkway exceed the typical Design Overlay District standard of eight feet in height and 100 square feet in area. The signs are proposed ten feet in height and 140 square feet in area. Staff is supportive of the site plan as proposed. Staff is supportive of the street buffer along Kirk Road and the land use buffer along the southern perimeter less than the typical ordinance standards. Staff feels the revision to allow the placement of an 119,365 square foot Kroger store and the addition of a fuel center within the parking lot area will significantly impact the development. A land use plan amendment to change the site to Community Shopping is a separate item on this agenda. Staff feels this is an appropriate location for a shopping center development. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variances to allow the reduced street buffer and the reduced land use buffer as proposed. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to conduct a traffic study of the increase in traffic volumes generated from the proposed development and submit the study to Public Works for review and approval. Staff stated based on the results of that traffic study, street improvements would be made to the southern portion of the Kirk Road and Chenal Parkway intersection sufficient to safely handle the proposed traffic resulting from the proposed development and any future uses as approved by Public Works. Staff stated a certificate of occupancy would not be issued for the proposed development until the street improvements were installed and inspected by staff. Staff presented the item with 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 variances to allow the reduced street buffer and the reduced land use buffer as proposed. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 7, 2008 ITEM NO.: 8.1 FILE NO.: Z -6318-C NAME: Dairy Land Revised Long -form PCD LOCATION: Located on the Southwest corner of Chenal Parkway and Kanis Road 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: C-2, Shopping Center District uses VARIANCESMAIVERS 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. 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 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 FILE NO.: Z -6318-C 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. Ordinance No. 19,332 adopted by the Little Rock Board of Directors on May 17, 2005, revised the previously approved PCD to allow twelve of the existing parking spaces to be used as seasonal outdoor display. From March to September the approval allowed Kroger to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment in their parking lot. The displayed items would be barricaded to prevent customers from parking in the display area and creating traffic conflicts. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: This site has a history of PCD approvals under the name of Dairyland Shopping Center. At this time, the developers are requesting approval of a plan revision to allow a new 119,240 square foot Kroger store that will fill out the western end of the shopping center area. The existing Kroger store (64,753 square feet) wili be adapted for a new user, or multiple users, after the new store is completed and occupied. An addition to the eastern building containing 10,150 square feet is also proposed. The proposed shopping center building area will be approximately 194,143 square feet (7.52%) less than the main building area approved in previous plans. A fuel service canopy has been added at the east side of the western Chenal entry drive; and, Kroger requests the continued right to have a limited amount of seasonal outdoor display in shopping center parking areas. The other significant change to the plan is at the eastern side at Kanis Road. The drive access has been rearranged to move the primary entry further south and away from the Chenal/Kanis intersection. This drive will now serve as customer access and truck service. With the newly proposed Kroger building and other plan changes, the applicant has proposed to eliminate the requirement of any significant office uses. The request includes a revision to the approved uses to be those listed for C-2, Shopping Center District uses. A request to amend the City's Future Land Use Plan from Mixed Office Commercial to Community Shopping is a separate item on the agenda (LU08-18-01). 2 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. FILE NO.: Z -6318-C The improvements shown for Kirk Road and Chenal Parkway are as shown in the design drawings for the road and intersection improvements. Whisenhunt Investments is implementing these improvements as required under their approvals for the neighboring property across Kirk Road. These improvements also include the completion of the Chenal median and conversion of the western entry for right turn only ingress and egress, as required in the original site plan. There will be some minor right-of-way dedications required from this site. All other boundary street rights-of-way and street improvements have been dedicated and completed from the original development. 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 conceptual PCD located to the west of the site on a former golf driving range. 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 an abandoned plant nursery located to the southeast along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site along with the Parkway Place Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to Chenal Parkway and Kirk Road including 5 -foot sidewalks with the planned development. These improvements are being completed with the Shackleford 150 project. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. E FILE NO.: Z -6318-C 3. 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. 4. Storm water detention ordinance applies to this property 5. A Special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. 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). 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from an intersection on a minor arterial street is at least 300 feet. The north driveway on Kanis Road is to close to the intersection. With the south driveway on Kanis Road- becoming the main entrance into the development, the northern driveway should be closed. Contact Bill Henry, Traffic Engineering with any questions or for additional information. 10. 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. 11. The intersection on the southeast corner of Lot 1 should be designed as a 4 -way stop intersection. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Encrciv: 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. Please submit plans for water 10 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. FILE NO.: Z -6318-C facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Plannina: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN., Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Revised Long Form Planned Commercial Development for a development that includes C-2, Shopping Center District uses as allowable uses. A Land Use Plan amendment for a change from Mixed Office Commercial to Community Shopping is a separate item on this agenda (LU08-18-01). 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 since it is a Principal Arterial. Kanis Road is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians 5 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. FILE NO.: Z -6318-C on Kanis since it is a Minor Arterial. Kirk Road is shown as a proposed Collector along the western property line of this development. 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. Bicvcle Plan: A Class I route 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 ordinance requirements. 2. The zoning buffer ordinance requires an average fifty -foot wide (50) street buffer along Kirk Road and in no case less than half. 3. The existing on site Bradford Pear trees appear to be in distress. All existing vegetation shall be in good condition and replaced if missing, dead, or diseased. 4. All fencing, dumpster enclosures, striping, and handicap signs also must be in good repair or replaced. 5. The zoning buffer ordinance requires a minimum fifty -foot wide (50') land use buffer along the southern property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. A small amount of building landscaping is required between the new building and the parking lot. 8. This sites combined parking numbers exceed one hundred and fifty spaces. Interior islands are to be a minimum of three hundred square feet (300) in area to receive credit towards the landscape ordinance requirements. 9. An automatic irrigation system to water landscaped areas will be required. [el August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 FILE NO.: Z -6318-C 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) Mr. Robert Brown was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the location of the proposed outdoor and seasonal activities should be noted on the plan. Staff also questioned the proposed signage plan on the gas canopy. Staff stated a minimum of ten to fifteen percent of the site should be denoted to landscaping. Mr. Brown stated he felt the site would meet or exceed the minimum requirement. Public Works comments were addressed. Staff questioned the timing of street improvements on Chenal Parkway and Kirk Road. Mr. Brown stated the improvements would have to be in place prior to the Kroger opening. Staff questioned the base flood elevation. Mr. Brown stated the minimum base flood elevation would be placed on the plan. He stated the floor would be raised above the 100 -year flood elevation as required by City ordinances. Staff stated the northern most eastern drive should be removed. Mr. Brown stated he would work with traffic engineering to resolve their concerns. He stated the drive was desired as a right in right out drive to allow access to the two proposed lease parcels. Landscaping comments were addressed. Staff stated all fencing and dumpster screening was to be in good repair. Staff also stated any dead, diseased or missing landscaping was to be replaced. Staff stated building landscaping was required or a variance from the City Beautiful Commission was to be approved prior to the issuance of a building permit. Mr. Brown noted the land use buffer to the south would not serve a purpose since the southern perimeter was a 100 -foot plus floodway. He stated the developers would seek a variation from this typical ordinance standard. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 7 August 7, 2008 SUBDIVISION [TEM NO.: 8. 1 Cont. FILE NO.: Z -6318-C H. ANALYSIS: Mr. Brown submitted a revised site plan to staff on July 23, 2008, addressing the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates locations for outdoor storage, the signage plan and the percentage of the site denoted for landscaping and open space. The revised plan also indicates the land use buffer along the southern perimeter will not remain undisturbed as typically required by the ordinance. The revised plan includes the base flood elevation and the finished floor height of the new building. The fuel center will have outdoor display/sales and vending. The fuel center will also house an air and water dispensary service along the eastern portion of the fuel center site. Seasonal outdoor display will be located in the front of the Kroger building and a small area within the parking lot. The development signage is proposed as was previously approved. Signage for the fuel center is proposed on the canopy of the fuel center on all four sides. The signage will occupy less than ten percent of the facade area in which the sign is located. The site plan indicates buffers per the typical ordinance standards with the exception of two locations. An area located along Kirk Road does not meet the 50 -foot minimum street buffer average. The buffer is indicated nearer a 30 -foot average. The buffer proposed is similar to the previously approved site plan. The second variation is the rear yard land use buffer. According to the applicant grading will take place in this area not allowing the area to remain undisturbed. The site plan indicates an existing floodway to the south of the site ranging from 350 to 400 feet. The proposal will allow the creation of four lots, Tract 1 and 2 along with Lots 1 and 2. Tract 1 will contain 5.8 acres. Within the tract two lease parcels are proposed. Tract 2 will contain 17.66 acres. Development plans for Tract 2 include the construction of a new 119,365 square foot Kroger store. Upon completion of the new store the existing Kroger store will be leased to a single or multiple users. The proposed uses for the 64,753 square foot retail space are those listed in the C-2, Shopping Center District uses. In addition a new 10,150 square foot retail space is proposed along the eastern portion of the existing Kroger store. The uses proposed for this area is also C-2, Shopping Center District uses. Street improvements for Kirk Road and Chenal Parkway will be completed prior to the new Kroger store opening. The improvements include the completion of the Chenal median and conversion of the western entry for right turn only ingress A August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. FILE NO.: Z -6318-C and egress, as required in the original site plan. The northern drive located on Kanis Road has been eliminated as recommended in the Public Works comments. The site plan indicates the placement of walkways within the parking lot area to facilitate foot traffic from the lease parcels and Chenal Parkway to the retail uses. The total land area of the site is 23.467 acres. The new Kroger store is proposed with a total building area of 194,266 square feet or 19 percent. The total landscape area is 200,301 square feet or 19.6 percent and the total paved area is 61.4 percent of the total site area. Interior landscaping and planting areas is proposed at 8.21 percent. A total of 2,442 square feet of building landscaping is proposed. The new retail shop area is proposed with 14.19 percent of interior planting area and 689 building landscaping. The site plan indicates a total of 897 parking spaces. Based on parking standards for a shopping center development 863 parking spaces would typically be required. Dumpster locations have been identified. The dumpster facilities are located in the rear of the structures. All dumpster facilities will be screen per the typical ordinance requirements or on three sides a minimum of two feet above the finished height of the container. Building signage is proposed as typically allowed per the ordinance for commercial developments or a maximum of ten percent of the fagade area. Ground mounted signage is as was approved in the original PCD. Each of the lots and lease parcels is allowed a single ground mounted sign. The signage varies in size based on the parcel size. Two of the signs located along Chenal Parkway exceed the typical Design Overlay District standard of eight feet in height and 100 square feet in area. The signs are proposed ten feet in height and 140 square feet in area. Staff is supportive of the site plan as proposed. Staff is supportive of the street buffer along Kirk Road and the land use buffer along the southern perimeter less than the typical ordinance standards. Staff feels the revision to allow the placement of an 119,365 square foot Kroger store and the addition of a fuel center within the parking lot area will significantly impact the development. A land use plan amendment to change the site to Community Shopping is a separate item on this agenda. Staff feels this is an appropriate location for a shopping center development. 9 August 7, 2008 SUBDIVISION ITEM NO.: 8. 1 (Cont. STAFF RECOMMENDATIONS: FILE NO.: Z -6318-C Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variances to allow the reduced street buffer and the reduced land use buffer as proposed. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to conduct a traffic study of the increase in traffic volumes generated from the proposed development and submit the study to Public Works for review and approval. Staff stated based on the results of that traffic study, street improvements would be made to the southern portion of the Kirk Road and Chenal Parkway intersection sufficient to safely handle the proposed traffic resulting from the proposed development and any future uses as approved by Public Works. Staff stated a certificate of occupancy would not be issued for the proposed development until the street improvements were installed and inspected by staff. Staff presented the item with 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 variances to allow the reduced street buffer and the reduced land use buffer as proposed. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 10 ITEM NO.: 8.1. NAME: Dairy Land Revised Long -form PCD Z -6318-C LOCATION: located on the Southwest corner of Chenal Parkway and Kanis Road Planning Staff Comments_ 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than July 23, 2008. The Office of Planning and Development must receive the proof of notice no later than August 1, 2008. 2. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 3. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 4. Will the fuel center contain outdoor display of products such as oil, wiper blades, etc and/or vending machines, ice machines'? If so include a note in the site plan stating so. 5. Provide details of any other proposed outdoor activities including lawn furniture, landscaping materials. 6. Provide the location of the proposed air and water service for the fuel center. 7. Provide the location of fuel center signage including the total height and area of the proposed signage. Will signage be located on the south and western facades of the fuel canopy? Is any additional ground mounted signage proposed with the new construction. 8. Provide details of any proposed fencing to be located on the site including the location, total height and construction material. 9. All site lighting must be low level and directional, directed downward and into the site not over -spilling on to the adjacent residentially zoned property. 10. Will cross access and parking agreements be offered to adjoining proposed and platted lots? If so indicate the location of the proposed access easements and location of cross parking. Variance/Waivers: Public Works Conditions: 1. What is the timing of the improvements on Chenal Parkway and Kirk Road in relation to construction of the proposed Kroger? 2. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to Chenal Parkway and Kirk Road including 5 - foot sidewalks with the planned development. These improvements are being completed with the Shackleford 150 project. Item # 8.1. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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. 5. Storm water detention ordinance applies to this property 6. A Special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 9. 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). 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from an intersection on a minor arterial street is at least 300 feet. The north driveway on Kanis Road is to close to the intersection. With the south driveway on Kanis Road becoming the main entrance into the development, the northern driveway should be closed. Contact Bill Henry, Traffic Engineering with any questions or for additional information. 11. 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. 12. The intersection on the southeast corner of Lot 1 should be designed as a 4 way stop intersection. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal Item # 8.1. charges. This fee will apply to all connections including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and 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. 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 Revised Long Form Planned Commercial Development for a development that includes both office and commercial uses. 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 since it is a Principal Arterial. Kanis Road is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis since it is a Minor Arterial. Kirk Road is shown as a proposed Collector along the western property line of this development. 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 route 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 zoning buffer ordinance requires an average fifty foot wide (50') street buffer along Kirk Road and in no case less than half. Currently, this minimal amount is not being met. Item # 8.1. 3. The existing on site Bradford Pear trees appear to be in distress; therefore, consider replacing these existing trees with this application. All existing vegetation will need to be in good condition, replaced if missing, dead, or diseased. 4. All fencing, dumpster enclosures, striping, and handicap signs also must be in good repair or replaced. 5. The zoning buffer ordinance requires a minimum fifty foot wide (50') land use buffer along the southern property line. Seventy percent (70%) of which is to be left undisturbed. Currently, it is unclear whether or not this site is meeting this minimal requirement due to the easements which cannot count towards meeting this minimal requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. A small amount of building landscaping is required to be located between the new building and the parking lot. 8. This sites combined parking numbers exceed one hundred and fifty spaces; therefore, the interior islands need to be a minimum of three hundred square feet (300) in area to receive credit towards the landscape ordinance requirements. Also, there will need to be additional interior islands on the site to meet the evenly distributed section of the ordinance. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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, July 23, 2008. Item # 8.1.