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HomeMy WebLinkAboutZ-6720 Staff AnalysisAugust 19, 1999 ITEM NO.: 7 FILE NO.: Z-6720 NAME: Chenal Acura - Long -Form PD -C and Preliminary Plat LOCATION: Northeast corner of Chenal Parkway and Kirk Road DEVELOPER: ENGINEER: The Winrock Group, Inc. The Mehlburger Firm 1590 Union National Plaza 201 S. Izard Street P. O. Box 1280 Little Rock, AR 72201 Little Rock, AR 72203 11.85 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: MF -18/0-2/C-3 ALLOWED USES: PROPOSED USE Multifamily, Office, Commercial Auto dealership (Lot 1) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to subdivide 11.85 acres at the northeast corner of Chenal Parkway and Kirk Road into five (5) lots. The property is currently zoned MF -18/0-2/C-3. The applicant proposes an interior private drive to serve Lots 1 and 2. The lots will be final platted one at a time as they are sold, beginning with Lot 1, at the east end of the property. The proposed lots range in size from .79 acre to 5.3 acres. The applicant is also proposing to rezone Lot 1 from MF - 18/0 -2 to PD -C to allow for the development of an auto dealership. The applicant proposes to construct two (2) buildings on the site, within the southern one-half of the property. The easternmost building is proposed to be 12,700 square feet in area, with the building to its west August 19, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6720 being 6,600 square feet. The proposed height of the buildings is 28 feet. The site plan shows a garden plaza area between the two buildings, part of which will be used for vehicle display. The applicant is proposing a very limited amount of vehicle display between the buildings and Chenal Parkway. The bulk of the vehicular display will be to the north of and behind the proposed buildings. The applicant has also noted customer, employee and service parking on the site plan. One access point from Chenal Parkway is proposed to serve the auto dealership. The access consists of a private shared drive along the lot line of Lots 1 and 2 as shown on the attached site plan and plat. One (1) monument sign location, dumpster location and landscape/buffer areas are also noted on the attached site plan. The following hours of operation are proposed: 7:30 a.m. - 6:00 p.m., Monday -Friday 8:30 a.m. - 6:00 p.m., Saturday At the present time, the dealership has no plan to be open on Sunday, however, the company would like to reserve the right to adjust the hours of operation to meet future customer needs. B. EXISTING CONDITIONS: The site contains several vacant buildings of various sizes which will be removed with construction of the individual lots. There are commercial uses to the south across Chenal Parkway and west across Kirk Road. There is a church immediately east of the site, with undeveloped multifamily and office zoned property to the north. There is a mini - warehouse complex and an office building currently under construction to the northeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has neighborhood. The St. Charles Neighborhood Associations were hearing. VA received no comment from the and Parkway Place notified of the public August 19, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6720 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Existing median opening for Kroger Shopping Center is scheduled to be closed per Master Street Plan with Phase III of Shopping Center Development. 2. Kirk Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of Kirk Road and Chenal Parkway. 4. Provide design of streets conforming to " MSP" (Master Street Plan and Chenal plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start work. 6. Stormwater detention ordinance applies to this property. 7. Driveway spacing shall comply with Ordinance #18,031 and Chenal Parkway Plan. 8. Existing topographic information at maximum five-foot contour interval 10 feet base flood elevation. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Secs. 29-186(c) and (d) is required. 11. Contact the ADPC&E for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: There is a 50' wide right-of-way strip crossing this property to which we have a deed. The Water Works is in the process of working out the details of an agreement regarding protection of the raw water main that crosses this site. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. 3 August 19, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6720 County Planning: No Comment received. CATA: Site is not currently served by CATA, approved. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Chenal Planning District and is shown as Commercial with a PZD required on the Land Use Plan. Concerns include access easements to Kirk Road; location of the sign(s); and the buffering to the less intense uses to the north and east. City Recognized Neighborhood Action Plan: This request is located in the Rock Creek Neighborhood Area Plan. That plan states to "Aggressively use Planned Zoning Districts (PZD's) to influence more neighborhood friendly and better quality developments." Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised preliminary plat and site plan to staff on August 5, 1999. The revised plat addresses most of the issues raised by the Subdivision Committee. There are still several items which need to be noted on a revised plat drawing and are as follows: 1. Address of landowner and source of title 2. Dimensions along all lot lines 3. All driveway locations 4. Platted building lines 5. Names of all abutting property owners 6. Location of PAGIS Monuments 7. Street widths 4 August 19, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6720 The revised site plan also addresses the issues raised by staff and the Subdivision Committee. The revised plan notes the area and height of each building, sign location, dumpster location and designated vehicle display areas. The revised plan also notes that several trees along the east and south property lines will be saved. The property is located within the Chenal/Financial Center Design Overlay District. The following DOD ordinance requirements will apply to this development: 1. Ground -mounted sign(s) must be monument type with a maximum area of 100 square feet and a maximum height of 8 feet. 2. All lighting must be directed to the parking areas and not reflected onto adjacent parcels. 3. No overhead utilities within 100 feet of Chenal Parkway right-of-way. 4. All lighting and utilities located in front of the rear line of the building must be underground. Otherwise, to staff's knowledge, there are no outstanding issues associated with this application. Staff feels that the proposed development of this property will have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat and PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2.A revised preliminary plat must be submitted with the additional items noted as outlined in paragraph G. 3. The development must conform to the Chenal/Financial Center Design Overlay District regulations, also noted in paragraph G. 4. The existing trees along the east and south property lines must be preserved as offered by the applicant. 5. No unloading of vehicles in the public right-of-way. If the private access easement is ever continued through to Kirk Road, vehicles must be unloaded on the dealership property and not within the access easement area. 6. An overall final plat will be required when the last lot within this proposed subdivision is final platted. 5 August 19, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6720 SUBDIVISION COMMITTEE COMMENT: (JULY 29, 1999) Frank Riggins was present, representing the application. Staff gave a brief description of the preliminary plat and PD -C site plan. Staff noted several items which needed to be shown on a revised preliminary plat drawing. Staff also noted that signage, site lighting and utilities must conform to the Chenal Design Overlay District Ordinance. There was a brief discussion relating to the number of parking spaces/vehicular display area shown on the site plan. Mr. Riggins noted that the amount of vehicular display area shown was required by the specific auto dealers which would occupy the property and was typical of their other dealerships. He also noted that a portion of the "Garden Plaza" area would be used for vehicular display. In response to a question from staff, Mr. Riggins noted that vehicles would be initially unloaded along the private drive along the west property line. He stated that if the private drive is connected to Kirk Road, the vehicles would be unloaded within the site. The Public Works requirements were briefly discussed. Mr. Riggins noted that all the requirements would be complied with. After the discussion, the Committee forwarded the preliminary plat and PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Bob Turner, of Public Works, addressed the Commission. He noted for the record that if the joint access drive from Chenal Parkway is ever extended to Kirk Road, the drive will need to meet the Master Street Plan standards for a service drive. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. 6 FILE NO.: Z-6720 NAME: Chenal Acura - Long -Form PD -C and Preliminary Plat LOCATION: Northeast corner of Chenal Parkway and Kirk Road DEVELOPER: ENGINEER: The Winrock Group, Inc. The Mehlburger Firm 1590 Union National Plaza 201 S. Izard Street P. O. Box 1280 Little Rock, AR 72201 Little Rock, AR 72203 AREA: 11.85 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: MF -18/0-2/C-3 ALLOWED USES: PROPOSED USE: Multifamily, Office, Commercial Auto dealership (Lot 1) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to subdivide 11.85 acres at the northeast corner of Chenal Parkway and Kirk Road into five (5) lots. The property is currently zoned MF -18/0-2/C-3. The applicant proposes an interior private drive to serve Lots 1 and 2. The lots will be final platted one at a time as they are sold, beginning with Lot 1, at the east end of the property. The proposed lots range in size from .79 acre to 5.3 acres. The applicant is also proposing to rezone Lot 1 from MF - 18/0 -2 to PD -C to allow for the development of an auto dealership. The applicant proposes to construct two (2) buildings on the site, within the southern one-half of the property. The easternmost building is proposed to be 12,700 square feet in area, with the building to its west FILE NO.: Z-6720 (Cbnt. B. being 6,600 square feet. The proposed height of the buildings is 28 feet. The site plan shows a garden plaza area between the two buildings, part of which will be used for vehicle display. The applicant is proposing a very limited amount of vehicle display between the buildings and Chenal Parkway. The bulk of the vehicular display will be to the north of and behind the proposed buildings. The applicant has also noted customer, employee and service parking on the site plan. One access point from Chenal Parkway is proposed to serve the auto dealership. The access consists of a private shared drive along the lot line of Lots 1 and 2 as shown on the attached site plan and plat. One (1) monument sign location, dumpster location and landscape/buffer areas are also noted on the attached site plan. The following hours of operation are proposed: 7:30 a.m. - 6:00 p.m., Monday -Friday 8:30 a.m. - 6:00 p.m., Saturday At the present time, the dealership has no plan to be open on Sunday, however, the company would like to reserve the right to adjust the hours of operation to meet future customer needs. EXISTING CONDITIONS: The site contains several vacant buildings of various sizes which will be removed with construction of the individual lots. There are commercial uses to the south across Chenal Parkway and west across Kirk Road. There is a church immediately east of the site, with undeveloped multifamily and office zoned property to the north. There is a mini - warehouse complex and an office building currently under construction to the northeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Existing median opening for Kroger Shopping Center is scheduled to be closed per Master Street Plan with Phase III of Shopping Center Development. K FILE NO.: Z-6720 (Cont. 2. Kirk Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of Kirk Road and Chenal Parkway. 4. Provide design of streets conforming to "MSP" (Master Street Plan and Chenal plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start work. 6. Stormwater detention ordinance applies to this property. 7. Driveway spacing shall comply with Ordinance #18,031 and Chenal Parkway Plan. 8. Existing topographic information at maximum five-foot contour interval 10 feet base flood elevation. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Secs. 29-186(c) and (d) is required. 11. Contact the ADPC&E for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: There is a 50' wide right-of-way strip crossing this property to which we have a deed. The Water Works is in the process of working out the details of an agreement regarding protection of the raw water main that crosses this site. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Site is not currently served by CATA, approved. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Chenal Planning District and is shown as Commercial with a PZD required on the Land Use Plan. Concerns include access easements to Kirk Road; 3 FILE NO.: Z-6720 (Cont.) location of the sign(s); and the buffering to the less intense uses to the north and east. City Recognized Neighborhood Action Plan: This request is located in the Rock Creek Neighborhood Area Plan. That plan states to "Aggressively use Planned Zoning Districts (PZD's) to influence more neighborhood friendly and better quality developments." Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised preliminary plat and site plan to staff on August 5, 1999. The revised plat addresses most of the issues raised by the Subdivision Committee. There are still several items which need to be noted on a revised plat drawing and are as follows: 1. Address of landowner and source of title 2. Dimensions along all lot lines 3. All driveway locations 4. Platted building lines 5. Names of all abutting property owners 6. Location of PAGIS Monuments 7. Street widths The revised site plan also addresses the issues raised by staff and the Subdivision Committee. The revised plan notes the area and height of each building, sign location, dumpster location and designated vehicle display areas. The revised plan also notes that several trees along the east and south property lines will be saved. The property is located within the Chenal/Financial Center Design Overlay District. The following DOD ordinance requirements will apply to this development: 1. Ground -mounted sign(s) must be monument type with a maximum area of 100 square feet and a maximum height of S feet. 4 FILE NO.: Z-6720 (Cant.) 2. All lighting must be directed to the parking areas and not reflected onto adjacent parcels. 3. No overhead utilities within 100 feet of Chenal Parkway right-of-way. 4. All lighting and utilities located in front of the rear line of the building must be underground. Otherwise, to staff's knowledge, there are no outstanding issues associated with this application. Staff feels that the proposed development of this property will have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat and PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2.A revised preliminary plat must be submitted with the additional items noted as outlined in paragraph G. 3. The development must conform to the Chenal/Financial Center Design Overlay District regulations, also noted in paragraph G. 4. The existing trees along the east and south property lines must be preserved as offered by the applicant. 5. No unloading of vehicles in the public right-of-way. If the private access easement is ever continued through to Kirk Road, vehicles must be unloaded on the dealership property and not within the access easement area. 6. An overall final plat will be required when the last lot within this proposed subdivision is final platted. SUBDIVISION COMMITTEE COMMENT: (JULY 29, 1999) Frank Riggins was present, representing the application. Staff gave a brief description of the preliminary plat and PD -C site plan. Staff noted several items which needed to be shown on a revised preliminary plat drawing. Staff also noted that signage, site lighting and utilities must conform to the Chenal Design Overlay District Ordinance. There was a brief discussion relating to the number of parking spaces/vehicular display area shown on the site plan. Mr. Riggins noted that the amount of vehicular display area shown was required by the specific auto dealers which would occupy the property and was typical of their other dealerships. He also noted that a portion of the "Garden Plaza" area would be used for vehicular display. �1 FILE NO.: Z-6720 (Cont. In response to a question from staff, Mr. Riggins noted that vehicles would be initially unloaded along the private drive along the west property line. He stated that if the private drive is connected to Kirk Road, the vehicles would be unloaded within the site. The Public Works requirements were briefly discussed. Mr. Riggins noted that all the requirements would be complied with. After the discussion, the Committee forwarded the preliminary plat and PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Bob Turner, of Public Works, addressed the Commission. He noted for the record that if the joint access drive from Chenal Parkway is ever extended to Kirk Road, the drive will need to meet the Master Street Plan standards for a service drive. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. 6