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HomeMy WebLinkAboutS-0734-D Staff AnalysisSeptember 29, 2005 ITEM NO.: 1 FILE NO.: S-734-D NAME: Parkway Place Tract A Replat LOCATION: Located on Chenal Parkway and Parkway Place Drive DEVELOPER: The Ashley Company 2851 Lakewood Village Drive North Little Rock, AR 72116 ENGINEER: The Mehlburger Firm, PLLC 201 South Izard Street Little Rock, AR 72201 AREA: 12.545 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 1. A variance to allow a reduced rear yard setback for proposed Lots 4 and 5 Tract A. BACKGROUND: On June 12, 2003, the Planning Commission approved a site plan review request for this 12-acre site at Parkway Place and Chenal Parkway. The site was zoned C-3, General Commercial District and construction of the Kohl's Department Store was underway. The owners desired to construct additional retail space on the site in three (3) additional buildings. The Kohl's building, located adjacent to Oak Meadow Drive, containing approximately 88,248 square feet of gross floor area. There were three buildings proposed adjacent to Parkway Place Drive; one building containing approximately 6,000 square feet, the second containing 4,600 square feet and the third containing 12,210 square feet. Including the Kohl's building 111,058 square feet of gross floor area was proposed and 623 parking spaces. September 29, 2005 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-734-❑ A. PROPOSAUREQUEST: The applicant is proposing a replat of previously recorded Tract A, Parkway Place Subdivision. The proposed subdivision would consist of four lots. The largest lot, Lot 1 Tract A, is currently occupied by Kohl's Department Store. The remaining three lots are smaller adjacent out -parcels that have not yet developed. Adjacent to the proposed subdivision are two currently existing and platted developments that are not a part of the proposed replat. Lot 2 Tract A, Parkway II Commercial Subdivision is currently occupied by a Fina Big Red Convenience Store and Fueling Station. It is located on the southwest corner of Chenal Parkway and Parkway Place Drive. The other adjacent lot is Lot 3 Tract A, Parkway Place, which is currently occupied by a self-service carwash. It is located on the northwest corner of West Markham Street and Parkway Place Drive. According to the applicant, during construction of the Kohl's development, the utilities, drainage and boundary street improvements were constructed in anticipation of development of the proposed out -parcels. The applicant has indicated the improvements are complete, leaving on -site development as the remaining work. The applicant has indicated the entrance drive to the Kohl's development was originally located adjacent to the south boundary of the Fina Big Red lot with a single out -parcel planned between the original drive location and the carwash. The City's Traffic Department required that the driveway be relocated to the south to gain separation distance away from the Chenal Parkway and Parkway Place Drive intersection and other existing drives. This relocation resulted in two smaller parcels, one on each side of the relocated drive. The drives that are designated for ingress and egress on the proposed plat are existing drives with existing paving, drainage and utilities and landscaping. The applicant has developed plans for development of the parcels and discovered it is not economically feasible to develop the area without variances to allow a reduced rear yard setback. The applicant has indicated the proposed buildings along with the required parking restrict the available land area. The proposal includes a request to reduce the rear yard setback for proposed Lot 4 Tract A to 11-feet and Lot 5 Tract A to 3-feet. The applicant has indicated the rear setback lines are adjacent to the Kohl's parking lot and should have minimal impact on adjoining properties. 2 September 29, 2005 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-734-D B. EXISTING CONDITIONS: The site contains Kohl's Department Store and a few trees remain in the northwest corner. Across Oak Meadow Drive is a vacant somewhat flat 0-3 zoned piece of property. Adjoining this site is a carwash and a convenience store located on the northeast and southeast corners abutting Parkway Place Drive. The area east of the site (across Parkway Place Drive) is office type uses and to the south of the site is a large church. The City of Little Rock Fire Station #20 is located across Oak Meadow Drive to the southwest and the Parkway Place Homeowners Association pool and park is located adjacent to the Fire Station accessed by Gamble Road. C. NEIGHBORHOOD COMMENTS: All abutting property owners, the Parkway Place Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. Center -Point has a service line from Oak Meadow Drive to Kohl meter station on the west portion of the property. Any cost associated with the relocation of the line will be the property owner's responsibility. Contact Center -Point Energy at 377-4539 for additional information. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. This will require an 8-inch water main extension. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service 3 September 29, 2005 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-734-D 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicting there were very few outstanding issues associated with the proposed request. Staff noted the site was previously reviewed as a multiple building site plan review prior to the development of the Kohl's store to allow the placement of buildings on the proposed lots. Staff stated the previous approval allowed for reduced setbacks similar to the setbacks being requested with the current application. Staff requested the applicant provide a statement concerning the flood plain/floodway. 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 preliminary plat to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has provided a statement indicating the development is not located within a delineated floodplain or floodway. The proposal includes the subdivision of the previously platted lot to allow the creation of three out parcels. The applicant has indicated proposed Lot 4 Tract A will contain 0.547 acres, proposed Lot 5 Tract A will contain 0.493 acres and Lot 6 Tract A will contain 1.56 acres. The lots are currently zoned C-3, General 2 September 29, 2005 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-734-D Commercial District which typically requires a minimum lot area of 14,000 square feet or 0.32 acres. The applicant is requesting a variance to allow a reduced rear yard setback for Lots 4 and 5. The proposal includes a request to reduce the rear yard setback for proposed Lot 4 Tract A to 11-feet and Lot 5 Tract A to 3-feet. Staff is supportive of this request. As indicated by the applicant, the rear yards are adjacent to the Kohl's parking lot and should have minimal impact on adjoining properties when viewing the development on the ground. In addition, the previously approved multiple building site plan review was supported by staff and the Commission with similar reduced setbacks. Staff does not feel the placement of lot lines on the site will change the character of the development in such a way to negatively impact the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced rear yard setback for proposed Lots 4 and 5 Tract A. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced rear yard setback for proposed Lots 4 and 5 Tract A. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 1. FILE NO.: S-734-❑ NAME: Parkway Place Tract A Replat LOCATION: located on Chenal Parkway and Parkway Place Drive. Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide a statement concerning the floodway and/or floodplain. Variance/Waivers: 1. A variance to allow reduced side and a reduced rear yard setback for proposed Lots 4 and 5. Public Works Conditions: No comment. V Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. Center -Point has a service line from Oak Meadow Drive to Kohl meter station on the west portion of the property. Any cost associated with the relocation of the line will be the property owner's responsibility. Contact Center -Point Energy at 377-4539 for additional information. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. This will require an 8-inch water main extension. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: No comment received. Planninq Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.