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Home My WebLink AboutZ-6323 Staff AnalysisFILE NO.• Z-6323 NAME: The Village at Rahling Road Rezoning Long -Form PCD LOCATION: East of Chenal Parkway and South of Rahling Road. Part of Section 36, T-2-N, R-14-W. DEVELOPER: ENGINEER: Deltic Timber Corp. White-Daters and Associates #7 Chenal Club Blvd. 401 Victory Street Little Rock, AR 72211 Little Rock, AR 72201 AREA: 33.27 acres NUMBER OF LOTS: N/A FT. NEW STREET: 1,960 LF ZONING: Existing: R-2 USES: Existing: Vacant Proposed: PCD Proposed: Shopping Center PLANNING DISTRICT: #20 Pinnacle CENSUS TRACT: 42.06 VARIANCES/WAIVERS/DEFERRALS REQUESTED: None A. PROPOSAL: The applicant proposes to create a shopping center with C-2 zoning uses. Four buildings are shown on what is coined Lot 1. The site is one lot and a preliminary plat will be submitted at a later date. The design is described by the developer as "French Quarter" theme. A design manual is included as part of this report. It includes standards for roof pitch, sidewalks, parking lots, landscaping, setbacks, et al. B. EXISTING CONDITIONS: The site is vacant and has been cleared of all vegetation except for a wooded strip along Chenal Parkway. C. NEIGHBORHOOD COMMENTS: Staff has received no adverse public comments on this proposed rezoning. FILE NO.: a-6323 (Cont.) - D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The Loop Street may be a public street with parallel on - street parking (36 feet wide). Right-of-way will be to back of curb with a parallel pedestrian access easement adjacent to each side of street. There is no public need to use Cross Street as a public street (recommends this be a private street with variances). The access to Chenal Valley will not be acceptable as indicated. Must provide a break in the access so that cut through traffic is not encouraged. All utilities will be at rear of lots in access easements. Also, parking spaces adjacent to the entrance drives will be limited due to sight distance and turning movements for single -unit trucks. The access drives need to be 27 feet wide to accommodate these trucks. Across from Rahling Road the property will not be allowed drives that create conflicting left turn movements with the required stack spaces for the two intersections being created by these streets with limited block spacing. 2. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 3. Stormwater detention ordinance applies to this property design facility for complete project versus detention on individual lots is recommended to provide effect detention control. 4. Prepare letter for street lights as required by Section 31-403. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements. AP&L: No response. Arkla: No response. Southwestern Bell: Water: Water main extension required. Easements will be required for water facilities. Fire hydrants will be private. Acreage charge of $300/acre applies in addition to normal connection charges. Fire Department: Are buildings to be sprinkled? Show new fire hydrants per code. CATA• N/A F. ISSUES TECHNICAL DESIGN: Issues: ■ Replace lot number references with area 1, 2, 3 etc. Number buildings within area 1. Show square footage of each building on detail. 2 FILE NO:: Z-6323 (Cont.) • Show dumpster locations with screening. Planning Division: The Land use Plan designation for this site is Community Shopping Center. Landscape- This project must meet with Landscape Ordinance requirements before a building permit is obtained. These requirements include, a six foot wide landscape strip between vehicular use areas and adjacent properties or public rights -of -way, a total of six percent of the interior of the vehicular use areas be landscaped with interior islands, a three foot wide building landscaping area be provided between public parking areas and the building they serve (some flexibility with this requirement is allowed). If there are to be separate lot lease lines within the proposed development for Lot 1, then a four to six foot wide landscape strip will be required either side of said lease lines associated with vehicular use areas. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, they are required to be screened on three sides with an eight foot high wall or wood fence. A six foot high opaque screen either a wood fence with its face directed outward, wall or dense evergreen plantings are required to help screen this site from adjacent residential properties to the south, east and northeast. The City Beautiful Commission recommends that as many existing trees be saved as feasible. Extra credit can be given for saving trees of six inch caliper or larger. G. ANALYSIS• The applicant seeks to develop a unique shopping center using setback and de criteria that do not conform to C-2 zoning clas 3- ion a PCD-,kvill allow the shopping center to permi C-2 uses within nontraditional development standards. H. STAFF RECOMMENDATIONS: APPROVAL of a rezoning to PCD. Approval is subject to conditions listed in paragraphs D, E and F of this report. In approving this PCD rezoning the Planning Commission is also approved architectural design elements entitled "The Village of Rahling Road" dated June 11, 1997. SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997) Joe white presented the project. Planning Staff request the following information. 3 FILE NO.: Z-6323 Cont. • Provide a list of uses. • Signage and lighting • Design criteria • Show building envelopes. • Public or private streets? • Show all dimensions. • Is a preliminary plat to be filed? • Dumpster locations There was a great deal of discussion in respect to roadway requirements. David Scherer indicated that prior to Planning Commission he may revise his conditions after talking with Bill Henry and the applicant. The item was referred to the Planning Commission for consideration on June 26, 1997. PLANNING COMMISSION ACTION: (JUNE 26, 1997) The Chairman recognized Larry Jones, of the Staff, for purposes for presenting the item and offering staff recommendation. Mr. Jones identified the project as being somewhat unusual especially in that it is particularly unlike typical shopping centers that have been reviewed by the Commission in the past. Mr. Jones stated that unless there were specific questions of staff, that the staff would like the applicant or his engineer to present the unique aspects of this proposal. Mr. Tim Daters, of White-Daters Engineers, came forward acting for the applicant. Mr. Daters stated that the property has been involved in their office for sometime with the planning and development. He indicated that this is a 38 acre site currently zoned a C-2 shopping center district and that it was approved originally as a preliminary plat over a year ago. Mr. Daters then moved to some graphics that he presented for the Planning Commission's use and benefit and identified the project. He stated that his project was begun utilizing the preliminary plat that was previously approved. He then moved to a discussion of the buildings and their proximity to the street, their elevation and the uniqueness of their placement on the properties and to each other. He stated that the building would have wide walkways and overhanging roofs. He stated that the project proposed parallel parking along the curb all the way around the entire project and that supplemental parking is provided to the interior of the project. He identified this as a shopping center of point of destination and it is not the type that you drive by and see and stop for an impulse purchase. The property is somewhat screened from Chenal Parkway, by an open space strip. He made the point that this is not the conventional shopping center that is normally observed about the City. He then moved his commentary to more specifics of the architectural design of the project. Mr. Daters made reference to a larger 4 FILE NO.: 2-6323 (Cont. village complex that had originally been proposed in Chenal on the west side of Chenal Parkway stating that this is a considerably reduced version of that proposal. Mr. Daters also gave a brief overview of the perimeter lots that are proposed in this development as being lots that will be compatible and a designed architecture central core center which is the primary issue discussed today. In a response to a question from Commissioner Rahman, Mr. Daters stated that the streets would be 36 feet back to back on the curb but that there would be parking on the street. Mr. Daters also pointed out that there would not be conventional landscaping on the interior part of this development but that there would be streetscaping. In a response to a question from Commissioner Putnam about the grades on the property, Mr. Daters stated that the property was completely flat. This project would contain no steps but is at grade. In a response to a question from Chairman Lichty, Mr. Daters produced some elevations of the buildings and proceeded to identify various architectural elements. When Mr. Daters completed his comments, Chairman Lichty asked if there were further questions from the Commission. He also pointed out that there were no objectors of record. At this point, Commissioner Lichty stated that he would entertain a motion on the application. A motion was then made to approve the application as proposed. The motion was seconded and passed by a vote of 8 ayes, 0 nays and 3 absent. 5