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HomeMy WebLinkAboutS-1271-A Staff AnalysisJune 12, 2003 ITEM NO.: 4 FILE NO_- S- 1271-A NAME: Weston Square Subdivision Site Plan Review LOCATION: On the southwest corner of Chenal Parkway and Parkway Place DEVELOPER: The Ashley Company 2851 Lakewood Village Drive North Little Rock, AR 72116 FNC,INFFR- The Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 12.393 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposed a multiple building site plan review for this 12 acre site at Parkway Place and Chenal Parkway. The site is zoned C-3, General Commercial District and construction is currently underway for the Kohl's Department Store. The owners desire to construct additional retail space on the site in three (3) additional buildings. The proposed structures will be free standing buildings not attached to the Kohl's store and be located on the east and north west portions of the site as shown on the accompanying site plan. The proposed additional buildings will take access from the existing points of ingress and egress already approved of the Kohl's development. The building located adjacent to Oak Meadow Drive contains approximately 12,210 square feet of gross floor area. There are two buildings proposed June 12, 2003 SUBDIVISION ITEM NO.: 4 FILE NO.: S- 1271-A adjacent to Parkway Place Drive. One building will contain approximately 6,000 square feet the second will contain 4,600 square feet, Including the Kohl's building there is proposed 111,058 square feet of gross floor area proposed and 623 parking spaces. B. EXISTING CONDITIONS: The site is under construction for the Kohl's Department Store with the rear wall of the building currently being installed. The site has been clear with the exception of the northwest corner, which has a few trees remaining. 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) are 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: The St. Charles Property Owners Association, the Parkway Place Property Owners Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, along with all owners of property located within 200- feet of the site were notified of the Public Hearing. As of this writing, staff has received informational request from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Comments concerning boundary street improvements made with the previous Kohl's site plan review apply to this project. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. The driveways at Lots B and C creates an intersection with too many conflict points. Contact Bill Henry at (501) 379-1816 regarding alternative configurations. 4. Storm water detention ordinance applies to this property. Verify previous drainage calculations and design to address the out parcel areas, or revise as needed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 June 12, 2003 SUBDIVISION ITEM NO.: 4 E NO.: S- 1271-A Entergy: Provide dedicated easements for Entergy around the perimeter of the site. Contact Entergy at 954-5151 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluated this site to determine whether additional public and/or private fire hydrant(s) are required, they will be installed at the Developer's expense. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: No comment received. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: Portions of the proposed street buffers along Parkway Place Drive and along Oak Meadow Drive drop below the twenty-five (25) foot minimum width allowed. The full width requirements without transfers being fifty (50) feet. Additionally, the fifty (50) foot width average has not been met. Interior landscaping islands must be at least 300 square feet in area and at least seven and one-half (7 Y2) feet in width to count toward fulfilling Landscape Ordinance interior requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Frank Riggins was present representing the applicant. Staff introduced the item to the Subdivision Committee members and indicated there were a few additional items needed to be shown on the proposed site plan. In response to a question of staff Mr. Riggins stated the driveway location had been set by Public 3 June 12, 2003 SUBDIVISION ITEM NO.: 4 FILE NO.: S- 1271-A Works and the developer was working to install the drive at the requested location. Public Works staff noted if the drive was moved to the north or south this would cause additional conflict between the adjoining properties. Staff noted there was not a good location for the drive and the drive had been placed in the best location possible. Public Works comments were addressed. Staff stated boundary street improvement comments made previously during the building permit review process for the Kohl's Department Store would apply to this proposal as well. Staff stated the driveways at "Lots B and C" created an intersection with too many conflicting points. Staff stated the drives from the two buildings along Parkway Place should exit into the parking lot of Kohl's and not on the entrance drive from Parkway Place. Staff requested the applicant configure the parking lot lanes in this area and close off two of the drive lanes, which would help to eliminate some of the conflicts. Mr. Riggins noted the changes would be considered. Landscaping comments were addressed. Staff stated portions of the landscaping dropped below the allowed minimums. Staff requested the applicant revise the plan to include at least a twenty-five foot minimum width. Staff also stated all interior landscape islands must be at least 300 square feet in area to count toward fulfilling the Landscape Ordinance requirements. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on May 28, 2003 addressing most of the issues raised by Staff at the May 22, 2003 Subdivision Committee meeting. The applicant has removed the term Lots from the site plan. The request is for a multiple building site plan review. The applicant proposes the placement of four (4) buildings containing 111,058 square feet of commercial space. There are 623 parking spaces proposed within the development. The typical minimum parking requirement for a development of this size would be 493 parking spaces. The building sites have been arranged to somewhat appear to stand alone. The applicant is not proposing the subdivision of these areas into lots but staff feels this could become a request in the future. Based on one space per two hundred and twenty-five square feet of gross floor area the buildings site would have sufficient parking to meet the typical minimal parking demand. Building A contains seventy-one parking spaces and 12,210 square feet of gross floor area and 71 parking spaces. The typical minimum parking requirement would be 54 parking spaces. Building B contains 6000 square feet of gross floor area and 30 parking spaces. The typical minimum parking required for Building June 12, 2003 SUBDIVISION ITEM NO.: 4 FILE NO.: S- 1271-A B would be 26 parking spaces. Building C contains 4600 square feet of gross floor area and 23 parking spaces with 20 parking spaces being the typical minimum parking required. Should a restaurant locate in one of the buildings parking would then become a concern of staff since the typical minimum parking requirement for a restaurant facility is based on one space per one hundred square feet of gross floor area. The applicant is proposing six (6) foot side yard setbacks adjacent to Lot 2 Tract A Parkway II Commercial Subdivision and a three point two (3.2) side yard setback adjacent to Lot 3 Tract A Parkway Place Plat C-117. Per the Zoning Ordinance for C-3 zoned property no side yard setback is required, The applicant has indicated the rear of the Building A will be constructed of masonry and will not have any additional openings than those required by fire code. The building height will be a maximum of 26 feet and most buildings will be at 19-feet 8-inches in height. Landscaping comments have been addressed. The applicant has increased the landscaped area on the east side of the lot from 6.7 feet to 9 feet as required by staff. The applicant has worked with Traffic Engineering to resolve some of the conflicts at the entrance intersection from Parkway Place Drive. The applicant will place a series of stop signs and has move one entrance/exit from the service drive to the parking lot. To staff `s knowledge there are no outstanding issues associated with the proposed request. The request is for a multiple building site plan review; a technical review and the applicant has complied with all the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 5 June 12, 2003 ITEM NO.: 4 FILE NO.: S- 1271-A NAME: Weston Square Subdivision Site Plan Review LOCATION: On the southwest corner of Chenal Parkway and Parkway Place DEVELOPER: The Ashley Company 2851 Lakewood Village Drive North Little Rock, AR 72116 ENGINEER: The Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 12.393 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 RRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 18 —Ellis' Mountain CENSUS TRACT: 42.10 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposed a multiple building site plan review for this 12 acre site at Parkway Place and Chenal Parkway. The site is zoned C-3, General Commercial District and construction is currently underway for the Kohl's Department Store. The owners desire to construct additional retail space on the site in three (3) additional buildings. The proposed structures will be free standing buildings not attached to the Kohl's store and be located on the east and north west portions of the site as shown on the, accompanying site plan. The proposed additional buildings will take access from the existing points of ingress and egress already approved of the Kohl's development. , - The building located adjacent to Oak Meadow Drive contains approximately 12,210 square feet of gross floor area. There are two buildings proposed June 12, 2003 SUBDIVISION ITEM NO.: 4 ILE NO.: S- 1 adjacent to Parkway Place Drive. One building will contain approximately 6,000 square feet the second will contain 4,600 square feet. Including the Kohl's building there is proposed 111,058 square feet of gross floor area proposed and 623 parking spaces. B. EXISTING CONDITIONS: The site is under construction for the Kohl's Department Store with the rear wall of the building currently being installed. The site has been clear with the exception of the northwest corner, which has a few trees remaining. 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) are 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: The St. Charles Property Owners Association, the Parkway Place Property Owners Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, along with all owners of property located within 200- feet of the site were notified of the Public Hearing. As of this writing, staff has received informational request from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Comments concerning boundary street improvements made with the previous Kohl's site plan review apply to this project. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. The driveways at Lots B and C creates an intersection with too many conflict points. Contact Bill Henry at (501) 379-1816 regarding alternative configurations. 4. Storm water detention ordinance applies to this property. Verify previous drainage calculations and design to address the out parcel areas, or revise as needed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 June 12, 2003 SUBDIVISION ITEM NO.: 4 FILE NO.: S- 1271-A Entergy: Provide dedicated easements for Entergy around the perimeter of the site. Contact Entergy at 954-5151 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluated this site to determine whether additional public and/or private fire hydrant(s) are required, they will be installed at the Developer's expense. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: No comment received. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: Portions of the proposed street buffers along Parkway Place Drive and along Oak Meadow Drive drop below the twenty-five (25) foot minimum width allowed. The full width requirements without transfers being fifty (50) feet. Additionally, the fifty (50) foot width average has not been met. Interior landscaping islands must be at least 300 square feet in area and at least seven and one-half (7 1/2) feet in width to count toward fulfilling Landscape Ordinance interior requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Frank Riggins was present representing the applicant. Staff introduced the item to the Subdivision Committee members and indicated there were a few additional items needed to be shown on the proposed site plan. In response to a question of staff Mr. Riggins stated the driveway location had been set by Public 3 June 12, 2003 SUBDIVISION ITEM NO.: 4 FILE NO.: S- 1271-A Works and the developer was working to install the drive at the requested location. Public Works staff noted if the drive was moved to the north or south this would cause additional conflict between the adjoining properties. Staff noted there was not a good location for the drive and the drive had been placed in the best location possible. Public Works comments were addressed. Staff stated boundary street improvement comments made previously during the building permit review process for the Kohl's Department Store would apply to this proposal as well. Staff stated the driveways at "Lots B and C" created an intersection with too many conflicting points. Staff stated the drives from the two buildings along Parkway Place should exit into the parking lot of Kohl's and not on the entrance drive from Parkway Place. Staff requested the applicant configure the parking lot lanes in this area and close off two of the drive lanes, which would help to eliminate some of the conflicts. Mr. Riggins noted the changes would be considered. Landscaping comments were addressed. Staff stated portions of the landscaping dropped below the allowed minimums. Staff requested the applicant revise the plan to include at least a twenty-five foot minimum width. Staff also stated all interior landscape islands must be at least 300 square feet in area to count toward fulfilling the Landscape Ordinance requirements. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on May 28, 2003 addressing most of the issues raised by Staff at the May 22, 2003 Subdivision Committee meeting. The applicant has removed the term Lots from the site plan. The request is for a multiple building site plan review. The applicant proposes the placement of four (4) buildings containing 111,058 square feet of commercial space. There are 623 parking spaces proposed within the development. The typical minimum parking requirement for a development of this size would be 493 parking spaces. The building sites have been arranged to somewhat appear to stand alone. The applicant is not proposing the subdivision of these areas into lots but staff feels this could become a request in the future. Based on one space per two hundred and twenty-five square feet of gross floor area the buildings site would have sufficient parking to meet the typical minimal parking demand. Building A contains seventy-one parking spaces and 12,210 square feet of gross floor area and 71 parking spaces. The typical minimum parking requirement would be 54 parking spaces. Building B contains 6000 square feet of gross floor area and 30 parking spaces. The typical minimum parking required for Building rd June 12, 2003 SUBDIVISION ITEM NO.: 4 lcon't. FILE NO.: S- 1271-A B would be 26 parking spaces. Building C contains 4600 square feet of gross floor area and 23 parking spaces with 20 parking spaces being the typical minimum parking required. Should a restaurant locate in one of the buildings parking would then become a concern of staff since the typical minimum parking requirement for a restaurant facility is based on one space per one hundred square feet of gross floor area. The applicant is proposing six (6) foot side yard setbacks adjacent to Lot 2 Tract A Parkway II Commercial Subdivision and a three point two (3.2) side yard setback adjacent to Lot 3 Tract A Parkway Place Plat C-117. Per the Zoning Ordinance for C-3 zoned property no side yard setback is required. The applicant has indicated the rear of the Building A will be constructed of masonry and will not have any additional openings than those required by fire code. The building height will be a maximum of 26 feet and most buildings will be at 19-feet 8-inches in height. Landscaping comments have been addressed. The applicant has increased the landscaped area on the east side of the lot from 6.7 feet to 9 feet as required by staff. The applicant has worked with Traffic Engineering to resolve some of the conflicts at the entrance intersection from Parkway Place Drive. The applicant will place a series of stop signs and has move one entrance/exit from the service drive to the parking lot. To staff 's knowledge there are no outstanding issues associated with the proposed request. The request is for a multiple building site plan review; a technical review and the applicant has complied with all the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JUNE 12, 2003) Mr. Frank Riggins of the Mehlburger Firm was present representing the application. There were objectors present. Staff presented the item and stated the applicant had met the minimum requirements of the Subdivision Ordinance with regard to site plan review. Staff presented a recommendation approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff Report. Mr. Brian Gibson spoke in opposition of the proposed development. He stated he was a member of the Rock Creek Neighborhood Action Plan Steering Committee and the action plan supported by the Commission four years ago was to limit commercial activities in the area. He stated his concern was for the increased traffic in the area and 5 June 12, 2003 SUBDIVISION ITEM NO.: 4 (can't.) FILE NO.: S- 1271-A the lack of data concerning the impact of the Kohl's store. He stated the request was premature. He stated the approval should be given only after the Kohl's store had opened and the effect of the traffic in the area had been determined. Mr. Michael Bell spoke in opposition of the proposed development. He stated his concern was for the increased traffic and the lack of sidewalks. He stated with the increased commercial density in the area the amount of cut -through traffic would also increase. Mr. James Quickel spoke in opposition of the proposed development. He stated the amount of traffic in the neighborhood would increase. He stated motorist leaving the store would travel through the neighborhood to get to Parkway Place to cross over and continue to travel west on Chenal Parkway. He questioned if a traffic light was warranted at the intersection of Chenal Parkway and Parkway Place. Staff stated they were not 100% sure but they did not believe a light was warranted at the intersection. Mr. Quickel stated he was also concerned with the removal of the trees in the median for a park. There was a discussion between the Commission and Staff concerning the tree cutting. Staff stated Kohl's was paying for the removal of the trees in the median. Staff stated this area was shown on the Parks Master Plan as a part of the trails system. Mr. David Raley spoke in opposition of the proposed development. He stated his concerns were traffic on Loyola and Pride Valley. He stated he was also concerned with the tree clearing for the proposed park. He stated the clearing appeared to only give a better view of the Kohl's store and not a park as the project was being presented. There was a general discussion concerning the need for a traffic signal at the intersection of Parkway Place and Chenal Parkway. Staff stated when a traffic light was warranted then one would be installed. They stated at this time they did not think one was warranted. The applicant was asked if they would commit to funds for a traffic signal when one was warranted. Mr. Riggins stated there would be no way to attribute the traffic and the need for a traffic light to the Kohl's store. The Commissioner stated they were sympathetic to the neighborhoods concerns but based on the request the Commission had no choice but to approve the proposal. The Commission stated the applicant had met the minimum requirements put before them under the ordinance. The Commission stated the neighborhood should begin to think longitudinally and change the ordinances to place additional requirements on applicants. A motion was made to approve the item as filed. The motion carried by a vote of 9 ayes, 1 no and 1 absent. M.