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HomeMy WebLinkAboutZ-6318-D Staff AnalysisFII F NO - 7-6318-D NAME: Chenal Market Place Revised Long -form PCD LOCATION: Located South of Chenal Parkway between Kanis and Kirk Roads DEVELOPER: Whisenhunt Investments 1701 Centerview Drive, Suite 102 Little Rock, AR 72211 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road Suite 220 Little Rock, AR 72212 AREA: 25.81 acres NUMBER OF LOTS: 2 platted lots & 2 tracts FT. NEW STREET: 0 LF CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE PCD C-2, Shopping Center 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. 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. FILE NO.: Z -6318-D (Cont 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. Ordinance No. 20,031 adopted by the Little Rock Board of Directors on October 14, 2008, allowed a revision to the previously approved site plan. The developers were allowed a new 119,240 square foot Kroger store that would fill out the western end of the shopping center area. The former Kroger store (64,753 square feet) would be adapted for a new user, or multiple users, after the new store was completed and occupied. An addition to the eastern building containing 10,150 square feet was also proposed. A fuel service canopy was located at the east side of the western Chenal entry drive; and, Kroger requested the continued right to have a limited amount of seasonal outdoor display in shopping center parking areas. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The site has a history of PCD approvals under the name of Dairyland Shopping Center. The last revision was to approve a change of use to allow all C-2, Shopping Center District uses for the entire PCD area, the new Kroger store, a new Kroger fuel center, and to amend the access drives on the eastern side of the site. All of these proposed improvements have been completed, accepted and are operating at this time. All required right of way dedications, street, intersection and signal improvements are also completed and accepted. The current proposal is to amend the site development plan for the two (2) vacant parcels at the intersection corners. The northwest corner is proposed with a combination retail and restaurant building and drive-through service and associated parking improvements. The building is indicated with 6,573 square feet of gross floor area. A maximum restaurant area of 3,200 square feet and an outdoor dining of 250 square feet is noted on the plan. There are 50 parking spaces indicated on this lot. The northeast corner is indicated with a large free standing restaurant and a smaller retail building. The restaurant building is indicated with 7,600 square feet, 768 square feet of outdoor dining and 111 parking spaces on Lease Parcel 1. The retail building contains 3,000 square feet along with 33 parking spaces located on Lease Parcel 2. 2 FILE NO.: Z -6318-D (Cont. B. EXISTING CONDITIONS: All the previously approved development has occurred. Within the site is Kroger, a fitness center, a dress shop and vacant commercial lease space. Around the perimeter of the site there is a bank facility and Kroger fueling center. The areas proposed for the revision are cleared and vacant. There is a traffic signal located at the intersection with Chenal Parkway and Kanis Road and at Chenal Parkway and Kirk Road. All boundary street improvements have been completed to the abutting streets. 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. Across Kanis Road to the east there is a office building and a branch bank. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, the Coalition of West Little Rock Neighborhoods, the Villages at Wellington Property Owners Association, the Parkway Place Property Owners Association and the St. Charles Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required to be installed on the south side of the Kanis Road driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Appropriate handicap ramps are required to be installed on the north side of the Kanis Road driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: A 30 -foot overhead or a 10 -foot underground easement is required around the perimeter of the proposed out -parcels. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. 3 FILE NO.: Z -6318-D (Cont. Central Arkansas Water: A Capital Investment Charge is applicable to all new connections off the waterlines along Chenal Parkway and Kanis Road. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connections(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. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. 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. Parks and Recreation: No comment received. 4 FILE NO.: Z-6318-D(Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the existing PCD (Planned Commercial District) to approve actual footprints for building sites on the northern corners. The approved uses of the PCD include the C-2, Shopping Center District uses. There is no use change issue with this application. Master Street Plan: Chenal Parkway is a Principal Arterial and Kirk Road is a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is an Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I, Bike Path, proposed along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Landscape: 1. The street buffers and areas set aside for landscaping appear to comply with previous site plan approvals. 2. This development is being reviewed as a whole; therefore, all the outparcels must be automatically irrigated and include a landscape plan that has the Seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) Mr. Robert Brown of Development Consultants, Inc. was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated all site lighting was to be directional and directed into the site. Staff stated the sign locations were approved with the originally approved PCD. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of the certificate of occupancy. Staff also stated appropriate handicap ramps were required to be installed on the north side of the Kanis Road driveway. 5 FILE NO.: Z -6318-D (Cont. Landscaping comments were addressed. Mr. Brown stated he would work with staff to address their concerns related to the perimeter landscape strip. He noted the site was developed prior to the current landscape ordinance and accommodations had been given to the development in previous request since the original approval established the perimeter landscape strips. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: No revisions to the site plan were required based on comments raised at the August 22, 2012, Subdivision Committee meeting. The applicant has indicated all appropriate handicap access will be installed on the perimeter of the site. Staff has also met with the applicant concerning the previous landscape comments and concur with the landscape strips as proposed by the applicant on the site plan. The request is a revision to the previously approved site plan to define the building envelopes, parking areas and landscape strips for the previously identified Lease Parcels 1 and 2 located at the intersection of Kanis Road and Chenal Parkway and on Lot 1 which is located at the intersection of Kirk Road and Chenal Parkway. Lot 1 is indicated with a single building containing 6,573 square feet and 50 parking spaces. The site plan indicates a maximum of 3,200 square feet of restaurant space and an additional 250 square feet of outdoor dining. The remaining area will be leased to tenants as allowed in the C-2, Shopping Center Zoning District. The building coverage proposed is 13.05 percent. Parking for the lot based on the proposed uses of the building would typically require the placement of 34 parking spaces to serve the restaurant use and 11 parking spaces would typically be required to serve the retail uses. The 50 parking spaces are more than adequate to serve the proposed uses of Lot 1. The site plan indicates the placement of two (2) signs to serve Lot 1. The first is located on Kirk Road near the entrance to the shopping center. The sign is proposed six (6) feet in height and 60 square feet in area. The second is proposed on Chenal Parkway within the front yard landscape area. The sign is also proposed as six (6) feet in height and 60 square feet in area. Building signage will comply with signage allowed in commercial zones. A FILE NO.: Z -6318-D (Cont. The lease parcel area of the site plan is indicated with two (2) lease parcels with a building located on each of the lease parcels. The building on Lease Parcel 1 is indicated containing 7,600 square feet and 111 parking spaces. The proposed use of the building is a restaurant. A note on the site plan indicates there will be an additional 768 square feet of outdoor seating. The building indicated for Lease Parcel 2 contains 3,000 square feet and 33 parking spaces. The proposed use of the building are the uses as allowed in the C-2, Shopping Center Zoning District. Parking for Lease Parcel 1, a proposed restaurant containing 8,368 square feet, would typically require the placement of 83 on-site parking spaces. The site plan indicates a total of 111 parking spaces on Lease Parcel 1 which is more than adequate to serve the restaurant use. Parking for Lease Parcel 2 containing a 3,000 square foot retail uses would typically require the placement of 10 on-site parking spaces. The site plan includes 11 parking spaces. The site plan indicates the placement of a ground sign six (6) feet in height and 60 square feet in area to serve Lease Parcel 1 located within the front yard landscape strip on Chenal Parkway. A ground sign to serve Lease Parcel 2 is indicated along Kanis Road within the front yard landscape strip. The sign is proposed six (6) feet in height and 60 square feet in area. Building signage for each of the buildings will comply with signage typically allowed in commercial zones. Staff is supportive of the request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development plan as proposed for the remaining lot and two (2) lease parcels is appropriate. STAFF RECOMMENDATION: 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. PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) The applicant was present. There were no registered objectors present. 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 12. Z -6318-D NAME: Chenal Market Place Revised Long -form PCD LOCATION: located South of Chenal Parkway between Kanis and Kirk Roads Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 28, 2012. The Office of Planning and Development must receive the proof of notice no later than September 7, 2012. 2. All site lighting must be low level and directional, directed downward and into the site. 3. The Chenal Parkway DOD regulates signage and overhead utilities. All utilities are to be underground. VarianceAAlaivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required to be installed on the south side of the Kanis Road driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Appropriate handicap ramps are required to be installed on the north side of the Kanis Road driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Utilities and Fire DepartmentlCounty Planning: Wastewater: Sewer available to this project. Entergy: A 30 -foot overhead or a 10 -foot underground easement is required around the perimeter of the proposed out -parcels. Contact Entergy for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: A Capital Investment Charge is applicable to all new connections off the waterlines along Chenal Parkway and Kanis Road. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Item # 12. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connections(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. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. 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. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the existing PCD (Planned Commercial District) to approve actual footprints for building sites on the northern corners. The approved uses of the PCD include the C- 2, Shopping Center District uses. There is no use change issue with this application. Item # 12. Master Street Plan: Chenal Parkway is a Principal Arterial and Kirk Road is a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is an Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I, Bike Path, proposed along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right- of-way or/and easement is recommended. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning street buffer requires an average fifty foot (50') wide street buffer along Chenal Parkway and along Kirk Road; and in no case to be less than half or twenty- five feet (25). The Lot 1 parcel appears to be deficient in meeting the minimal requirement 3. The zoning street buffer requires a fifty foot (50') wide street buffer along Kanis Road and in no case to be less than half or twenty-five feet (25). Lease Parcel 1 is deficient in meeting this minimal requirement along both Kanis Road. 4. This development is being reviewed as a whole; therefore, all the outparcels must be automatically irrigated and include a landscape plan that has the Seal of a Registered Landscape Architect. Revised plat/plam Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 29, 2012. Item # 12.