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HomeMy WebLinkAboutZ-6323-M Staff AnalysisITEM NO.: 7. NAME: Lot 7 the Village at Rahling Road Revised Short -form PCD Z-6323-M LOCATION: located on the Southeast corner of Rahling Road and Chenal Parkway Plannina Staff Comments: 1. Provide notification of all 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 notice must be mailed no later than July 8, 2009. The Office of Planning and Development must receive the proof of notice no later than July 17, 2009. 2. Provide a listing of the uses proposed for the site. Are the uses proposed as C-2, Shopping Center District uses as approved in the original PCD? 3. The site plan indicates a note stating the signage will comply with the City ordinance and the Architectural design elements of the Village at Rahling Road. Provide the maximum height of the signage proposed. 4. Increase the proposed PCD area and the boundary of the zoning request to include the entire area of the service drive. The service drive should be indicated as a 60- foot access and utility easement with 36-feet of pavement and a sidewalk on both sides of the drive. 5. Section 31-210(g)(6) — Service easements shall not connect in direct line to public streets, so as to provide short cuts or alternate street flows. 6. Relocate the dumpster away from the street/access drive. The dumpster is to be screened per current City ordinance standards. Provide details of the proposed dumpster screening. 7. Provide a dimension for the proposed landscape area located along Rahling Circle and the new access drive. 8. Provide a building elevation for the rear of the structure. Is the building proposed with two (2) fronts? 9. The Village at Rahling Road development has placed the parking at the sides and rear of the buildings and not placed the parking field within the front yard area. This development is proposed inconsistent with the development pattern which has been created in the area. The Architectural Design Elements of the Village at Rahling Road states all buildings on the loop drive must be located within 13-0" of the back of curb. And, At least 50% of the buildings shall front the loop drive. Variance/Waivers: None requested. Public Works Conditions: The proposed south driveway should be removed. In the subdivision, every two (2) lots share one (1) driveway. This particular lot has 2 driveways proposed. The existing driveways spacing in the subdivision is 240 feet and 120 feet. The proposed south driveway is only 55 feet from the closest driveway to the south. Item # 7. 2. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. When lot 6 develops, a four-way intersection will be created similar to the other lots in the subdivision. 3. The stormwater detention ordinance applies to this property. 4. Sidewalks with appropriate handicap ramps are required along Chenal Parkway to the existing sidewalk in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Sidewalks with appropriate handicap ramps are required along both sides of the driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. A left turn in from Chenal Parkway cannot be allowed into the proposed driveway. A left turn out of the driveway cannot be allowed onto Chenal Parkway. Contact Nat Banihatti, Traffic Engineering, for additional information at 379-1818. 7. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Provide the proposed centerline grades periodically of the access easement drive? 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 12. 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). 13.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. 14.The access easement should have a width of 60 feet and the drive constructed with the minimum width of 31 feet from back of curb to back of curb. The maximum allowed centerline grade is twelve (12) percent. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entem : No comment received. Center -Point Energ : 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal Item # 7. charges. 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. Fire Department: 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 Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning to Planned Commercial Development. 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 Parkway since it is a Principal Arterial. Rahling Road is 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. Rahling Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 bike route is planned 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 City of Little Rock Neighborhood Action Plan. Landscape: 1. Before a landscape permit is issued a landscape plan must be submitted to the City. When the vehicular use area is accessory to a building or structure, the landscape plan should be submitted concurrently with the building and site plans of the proposed structure. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 2. An irrigation system is required for developments of one (1) acre or larger. 3. Developments with fewer than one hundred fifty (150) parking spaces must have: (1) Single -trunk trees with a minimum caliper of two (2) inches measured twelve (12) inches above grade at planting; or (2) Multi -trunk trees with a minimum of three (3) canes with a minimum caliper of one (1) inch each measured twelve (12) inches above grade at planting. Item # 7. 4. Multi -trunk trees must have three (3) trunks or canes with a minimum caliper of one and one-half (1 1/2) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of the requirement. The remaining caliper requirement may have three (3) trunks or canes with a minimum caliper of one (1) inch measured twelve (12) inches above grade at planting. 5. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 7. One (1) tree must be planted for every seven hundred fifty (750) square feet of required landscape or buffer area with an average linear spacing of not less than thirty (30) feet. Three (3) shrubs or vines for every thirty (30) linear feet must be planted in the perimeter planting strip. Massing is permitted as long as trees are spaced not more than one hundred (100) linear feet apart including width of driveway. 8. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 9. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. 10.Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 11. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 12. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 13. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 14.One (1) tree and four (4) shrubs must be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. For buildings greater than forty (40) feet in height at least one-third (1/3) of the trees to be placed in the building landscape area must be of a species with a mature height greater than thirty (30) feet. The size and location of planter areas and the placement of trees and shrubs within these planter areas should be freely adapted to meet local site conditions. 15. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers as follows: All street property lines at six (6) percent of the average depth of the lot; The minimum dimension must be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. Item # 7. 16. The street buffer along Rahling Circle must average 23.22 feet in width and in no case less than one-half for 11.6 feet. 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 8, 2009. Item # 7. FILE NO.: Z-6323-M NAME: Lot 7 the Village at Rahling Road Revised Short -form PCD LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway DEVELOPER: Deltic Timber Corporation #7 Chenal Club Boulevard Little Rock, AR 72223 FNC;INFFR, White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.7 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-2, Shopping Center District Uses Revised PCD C-2, Shopping Center District Uses VARIANCESMAIVEIRS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. FILE NO.: Z-6323-M Cont.l A. PROPOSAL/REQUEST- The project contains approximately 1.7 acres and is located near the southeast corner of Rahling Road and Chenal Parkway. The developer is proposing to construct a small strip center utilizing C-2, Shopping Center District uses as allowable uses. The site plan includes the placement of an outdoor deck for dining. The building is proposed containing 16,140 square feet and the deck is proposed containing 1,760 square feet. 77 parking spaces are indicated on the site plan. The hours of operation are proposed from 6:00 am to 2:00 am seven days per week. Signage is proposed to meet the City of Little Rock ordinances and the Architectural Design Elements of the Village at Rahling Road Subdivision. The maximum building height proposed is 35-feet. The applicant is proposing a new drive from Rahling Circle to Chenal Parkway. The drive is proposed with 36-feet of pavement and is proposed to connect Chenal Parkway at an existing traffic signal serving the Promenade at Chenal Shopping Center. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the conceptual PCD for the Village at Rahling Road. Access to the lot proposed for development is via Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent to the site proposed for development situated around Rahling Circle. There is a larger building located near Rahling Road constructed as a multiuse building through the original approval of the PCD. The Promenade at Chenal, a new shopping mall, has recently been constructed across Chenal Parkway. Rahling Circle has been constructed as a private drive. There are sidewalks in place along the property frontage. Chenal Parkway is constructed as a four -lane median divided roadway. There are no sidewalks in place along the frontage of this property on the parkway. There is a traffic light located at Chenal Parkway and the proposed new drive extending from Rahling Circle. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the Aberdeen Court Property Owners Association, the Bascom Place Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association and the Witry Court Property Owners Association were notified of the public hearing. 2 FILE NO.: Z-6323-M Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed south driveway should be removed. In the subdivision, every two (2) lots share one (1) driveway. This particular lot has 2 driveways proposed. The existing driveways spacing in the subdivision is 240 feet and 120 feet. The proposed south driveway is only 55 feet from the closest driveway to the south. 2. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. When Lot 6 develops, a four-way intersection will be created similar to the other lots in the subdivision. 3. The stormwater detention ordinance applies to this property. 4. Sidewalks with appropriate handicap ramps are required along Chenal Parkway to the existing sidewalk in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Sidewalks with appropriate handicap ramps are required along both sides of the driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. A left turn in from Chenal Parkway cannot be allowed into the proposed driveway. A left turn out of the driveway cannot be allowed onto Chenal Parkway. Contact Nat Banihatti, Traffic Engineering, for additional information at 379-1818. 7. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Provide the proposed centerline grades periodically of the access easement drive. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. 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). 3 FILE NO.: Z-6323-M (Cont. E 13. 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. 14. The access easement should have a width of 60 feet and the drive constructed with the minimum width of 31 feet from back of curb to back of curb. The maximum allowed centerline grade is twelve (12) percent. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Fire Department: 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 Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning to Planned Commercial Development. 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 Parkway since it is a Principal Arterial. Rahling Road is 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. Rahling CI FILE NO.: Z-6323-M (Cont. Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 bike route is planned 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 City of Little Rock Neighborhood Action Plan. Landscape: 1. Before a landscape permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 2. An irrigation system is required for developments of one (1) acre or larger. 3. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 5. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 6. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 7. Street buffers are required in all instances. The street buffer along Rahling Circle and Chenal Parkway must average 23.22 feet in width and' in no case less than one-half or 11.6 feet. 5 FILE NO.: Z-6323-M (Cont. G. SUBDIVISION COMMITTEE COMMENT- (July 2, 2009) Mr. Tim Daters was present representing the development. Staff presented the item stating there were additional items necessary to complete the review process. Staff stated the basic infrastructure was in place with the development of the Villages at Rahling Road. Staff stated the site plan indicated the placement of the proposed dumpster within the front yard setback along Rahling Circle. Staff requested Mr. Daters provide a detailed sketch of the proposed dumpster screening mechanism. Staff questioned if the building proposed would have two fronts. Staff stated the Village at Rahling Road development plan indicated buildings were to be constructed with a 13-foot setback from the curb and a minimum of fifty percent of the buildings were to front the loop drive. Public Works comments were addressed. Staff stated in the existing development the developments shared drives and the drives were placed approximately 120 and 240 feet apart. Staff stated the drive indicated was 55 feet from the closest driveway to the south. Staff stated drives running parallel to the street could not create a four-way intersection within 75-feet of the curb line of the street. Staff stated the driveway extending from Chenal Parkway to Rahling Road would not be allowed left turns out or left turn in from southbound Chenal Parkway. Mr. Daters stated Mr. Ernie Peters had prepared a traffic assessment for the intersection and would meet with Traffic Engineering to address their concerns. Landscaping comments were addressed. Staff stated the development would require the submission of a landscape plan stamped with the seal of a registered landscape architect. Staff stated an automatic irrigation system would be required to water landscaped areas. 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: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 2, 2009, Subdivision Committee meeting. The revised site plan has relocated the dumpster away from the front building setback and has removed the driveway located on Rahling Circle. The development is proposed with the front facing Rahling Circle with parking located within the front yard area. According to the development plan provided to staff with the filing of the original conceptual PCD all buildings are to be constructed within 13 feet of the back of curb of the loop street and at least 50% of the buildings are to face the loop street. 9 10.: Z-6323-M (Cont. The development is proposed as a strip center containing 16,140 square feet of building area and 1,760 square feet of covered deck area. The proposed uses of the building are C-2, Shopping Center District uses. The parking indicated on the plan is 78 spaces. Based on the typical parking required for a mixed use development a total of 79 spaces would typically be required. The development has been constructed with parallel spaces on the street and a centralized parking area to serve the users. Staff feels with the available parking the parking indicated is adequate to serve the proposed use and will not impact the remainder of the development. The hours of operation are from 6:00 am to 2:00 pm seven days per week. All signage is to comply with the Chenal Architectural Design Elements for the Village at Rahling Road and City ordinance. The site plan indicates a maximum ground mounted sign height of six feet and a total sign area not to exceed forty square feet. Building signage will not exceed signage allowed in commercial zones or a maximum of ten percent of the fagade area. The building is proposed with a maximum height of thirty-five (35) feet. All site lighting will be low level and directed downward and into the site and away from adjacent properties. The developers have indicated the placement of a 60-foot driveway and utility easement extending from Rahling Circle to Chenal Parkway. The easement is proposed to be recorded in conjunction with the final platting of Lot 7 referencing the drive as shared. The drive is proposed to connect on Chenal Parkway at an existing traffic light serving the Promenade at Chenal Shopping Center. Lot 7 is indicated with two access points on the shared drive. The drive has not been redesigned as requested by Public Works staff to eliminate the potential future traffic conflicting traffic movements. Staff also has concerns with the drive proposed extending from Rahling Circle to Chenal Parkway. The developers have indicated a traffic analysis has been completed but the information has not been provided to the City's Traffic Engineering Department. Staff feels there are too many outstanding issues for the item to move forward as proposed. Staff feels the issues concerning the placement of parking within the front yard area and the driveway locations and configurations should be addressed prior to staff providing a positive recommendation. Based on the development as currently presented staff cannot support the development. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating on July 17, 2009, the applicant had requested the item be 7 FILE NO.: Z-6323-M (Cont. deferred to the September 3, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has not been any additional information provided concerning this request since the previous staff write-up. Staff continues to recommend denial of this request. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 28, 2009, requesting a deferral of the item to the October 15, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing the previously raised concerns. The applicant has removed the left turn in and left turn out of the drive at the Chenal Parkway intersection as requested by Public Works staff. Staff has reconsidered the two (2) driveway locations on Lot 7 near Rahling Circle and now feels the drives as proposed will not cause previously raised concerns of conflicting traffic movements. A traffic analysis was prepared for the applicant and staff agrees the proposed drive from Rahling Circle to Chenal Parkway will not generate traffic numbers which will cause congestion or backing out onto any public street. As a part of the PCD request the developers are requesting to remove from the originally approved PCD the requirement that all buildings are to be constructed within 13 feet of the back of curb of the loop street for the remaining undeveloped lots. Staff is supportive of the request. The development has developed with a mixture of office and retail uses. The retail uses located along Rahling Road have parking located within the front yard setback and do not appear to have negatively impacted the development. Staff is now supportive of the request and 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. 9 FILE NO.: Z-6323-M (Cont. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating they were now supportive of the application request based on the comments as noted in the staff update. Staff presented 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 as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 9 October 15, 2009 ITEM NO.: D FILE NO.: Z-6323-M NAME: Lot 7 the Village at Rahling Road Revised Short -form PCD LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway DEVELOPER: Deltic Timber Corporation #7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. October 15, 2009 .qi iRnivi.,:�inNj ITEM NO.: D A. PROPOSAUREQUEST: FILE NO.: Z-6323-M The project contains approximately 1.7 acres and is located near the southeast corner of Rahling Road and Chenal Parkway. The developer is proposing to construct a small strip center utilizing C-2, Shopping Center District uses as allowable uses. The site plan includes the placement of an outdoor deck for dining. The building is proposed containing 16,140 square feet and the deck is proposed containing 1,760 square feet. 77 parking spaces are indicated on the site plan. The hours of operation are proposed from 6:00 am to 2:00 am seven days per week. Signage is proposed to meet the City of Little Rock ordinances and the Architectural Design Elements of the Village at Rahling Road Subdivision. The maximum building height proposed is 35-feet. The applicant is proposing a new drive from Rahling Circle to Chenal Parkway. The drive is proposed with 36-feet of pavement and is proposed to connect Chenal Parkway at an existing traffic signal serving the Promenade at Chenal Shopping Center. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the conceptual PCD for the Village at Rahling Road. Access to the lot proposed for development is via Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent to the site proposed for development situated around Rahling Circle. There is a larger building located near Rahling Road constructed as a multiuse building through the original approval of the PCD. The Promenade at Chenal, a new shopping mall, has recently been constructed across Chenal Parkway. Rahling Circle has been constructed as a private drive. There are sidewalks in place along the property frontage. Chenal Parkway is constructed as a four -lane median divided roadway. There are no sidewalks in place along the frontage of this property on the parkway. There is a traffic light located at Chenal Parkway and the proposed new drive extending from Rahling Circle. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not .received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the Aberdeen Court Property Owners Association, the Bascom Place Property Owners Association, the Bayonne Place Property Owners 2 October 15, 2009 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-6323-M Association, the Margeaux Property Owners Association and the Witry Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed south driveway should be removed. In the subdivision, every two (2) lots share one (1) driveway. This particular lot has 2 driveways proposed. The existing driveways spacing in the subdivision is 240 feet and 120 feet. The proposed south driveway is only 55 feet from the closest driveway to the south. 2. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. When Lot 6 develops, a four-way intersection will be created similar to the other lots in the subdivision. 3. The stormwater detention ordinance applies to this property. 4. Sidewalks with appropriate handicap ramps are required along Chenal Parkway to the existing sidewalk in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Sidewalks with appropriate handicap ramps are required along both sides of the driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. A left turn in from Chenal Parkway cannot be allowed into the proposed driveway. A left turn out of the driveway cannot be allowed onto Chenal Parkway. Contact Nat Banihatti, Traffic Engineering, for additional information at 379-1818. 7. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Provide the proposed centerline grades periodically of the access easement d rive. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 October 15, 2009 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-6323-M 12. 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). 13. 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. 14. The access easement should have a width of 60 feet and the drive constructed with the minimum width of 31 feet from back of curb to back of curb. The maximum allowed centerline grade is twelve (12) percent. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Fire Department: 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 Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning to Planned Commercial Development. The request does not require a change to the Land Use Plan. 0 October 15, 2009 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6323-M 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 Parkway since it is a Principal Arterial. Rahling Road is 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. Rahling Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 bike route is planned 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 City of Little Rock Neighborhood Action Plan. Landscape: 1. Before a landscape permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 2. An irrigation system is required for developments of one (1) acre or larger. 3. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip must be at least nine (9) feet wide. 5. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of 5 October 15, 2009 SUBDIVISION ITEM NO.: D (Co FILE NO.: Z-6323-M interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 6. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 7. Street buffers are required in all instances. The street buffer along Rahling Circle and Chenal Parkway must average 23.22 feet in width and in no case less than one-half or 11.6 feet. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Tim Daters was present representing the development. Staff presented the item stating there were additional items necessary to complete the review process. Staff stated the basic infrastructure was in place with the development of the Villages at Rahling Road. Staff stated the site plan indicated the placement of the proposed dumpster within the front yard setback along Rahling Circle. Staff requested Mr. Daters provide a detailed sketch of the proposed dumpster screening mechanism. Staff questioned if the building proposed would have two fronts. Staff stated the Village at Rahling Road development plan indicated buildings were to be constructed with a 13-foot setback from the curb and a minimum of fifty percent of the buildings were to front the loop drive. Public Works comments were addressed. Staff stated in the existing development the developments shared drives and the drives were placed approximately 120 and 240 feet apart. Staff stated the drive indicated was 55 feet from the closest driveway to the south. Staff stated drives running parallel to the street could not create a four-way intersection within 75-feet of the curb line of the street. Staff stated the driveway extending from Chenal Parkway to Rahling Road would not be allowed left turns out or left turn in from southbound Chenal Parkway. Mr. Daters stated Mr. Ernie Peters had prepared a traffic assessment for the intersection and would meet with Traffic Engineering to address their concerns. Landscaping comments were addressed. Staff stated the development would require the submission of a landscape plan stamped with the seal of a registered landscape architect. Staff stated an automatic irrigation system would be required to water landscaped areas. 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. 0 October 15, 2009 �i iRnivi.oinry ITEM NO.: D Cont. FILE NO.: Z-6323-M H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 2, 2009, Subdivision Committee meeting. The revised site plan has relocated the dumpster away from the front building setback and has removed the driveway located on Rahling Circle. The development is proposed with the front facing Rahling Circle with parking located within the front yard area. According to the development plan provided to staff with the filing of the original conceptual PCD all buildings are to be constructed within 13 feet of the back of curb of the loop street and at least 50% of the buildings are to face the loop street. The development is proposed as a strip center containing 16,140 square feet of building area and 1,760 square feet of covered deck area. The proposed uses of the building are C-2, Shopping Center District uses. The parking indicated on the plan is 78 spaces. Based on the typical parking required for a mixed use development a total of 79 spaces would typically be required. The development has been constructed with parallel spaces on the street and a centralized parking area to serve the users. Staff feels with the available parking the parking indicated is adequate to serve the proposed use and will not impact the remainder of the development. The hours of operation are from 6:00 am to 2:00 pm seven days per week. All signage is to comply with the Chenal Architectural Design Elements for the Village at Rahling Road and City ordinance. The site plan indicates a maximum ground mounted sign height of six feet and a total sign area not to exceed forty square feet. Building signage will not exceed signage allowed in commercial zones or a maximum of ten percent of the fagade area. The building is proposed with a maximum height of thirty-five (35) feet. All site lighting will be low level and directed downward and into the site and away from adjacent properties. The developers have indicated the placement of a 60-foot driveway and utility easement extending from Rahling Circle to Chenal Parkway. The easement is proposed to be recorded in conjunction with the final platting of Lot 7 referencing the drive as shared. The drive is proposed to connect on Chenal Parkway at an existing traffic light serving the Promenade at Chenal Shopping Center. Lot 7 is indicated with two access points on the shared drive. The drive has not been redesigned as requested by Public Works staff to eliminate the potential future traffic conflicting traffic movements. Staff also has concerns with the drive proposed extending from Rahling Circle to Chenal Parkway. The developers have indicated a traffic analysis has been completed but the information has not 7 October 15, 2009 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z-6323-M been provided to the City's Traffic Engineering Department. Staff feels there are too many outstanding issues for the item to move forward as proposed. Staff feels the issues concerning the placement of parking within the front yard area and the driveway locations and configurations should be addressed prior to staff providing a positive recommendation. Based on the development as currently presented staff cannot support the development. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating on July 17, 2009, the applicant had requested the item be deferred to the September 3, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has not been any additional information provided concerning this request since the previous staff write-up. Staff continues to recommend denial of this request. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 28, 2009, requesting a deferral of the item to the October 15, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 October 15, 2009 SUBDIVISION ITEM NO.: D (Cont. STAFF UPDATE: FILE NO.: Z-6323-M The applicant submitted a revised site plan to staff addressing the previously raised concerns. The applicant has removed the left turn in and left turn out of the drive at the Chenal Parkway intersection as requested by Public Works staff. Staff has reconsidered the two (2) driveway locations on Lot 7 near Rahling Circle and now feels the drives as proposed will not cause previously raised concerts of conflicting traffic movements. A traffic analysis was prepared for the applicant and staff agrees the proposed drive from Rahling Circle to Chenal Parkway will not generate traffic numbers which will cause congestion or backing out onto any public street. As a part of the PCD request the developers are requesting to remove from the originally approved PCD the requirement that all buildings are to be constructed within 13 feet of the back of curb of the loop street for the remaining undeveloped lots. Staff is supportive of the request. The development has developed with a mixture of office and retail uses. The retail uses located along Rahling Road have parking located within the front yard setback and do not appear to have negatively impacted the development. Staff is now supportive of the request and 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- (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating they were now supportive of the application request based on the comments as noted in the staff update. Staff presented 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 as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 9