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HomeMy WebLinkAboutS-0867-DDDDDD Staff AnalysisNovember 10, 2005 M NO.: _5 FILE NO.: S-867-DDDDDD NAME: Chenal Valley Tract 5 Revised Preliminary Plat LOCATION: Located on the Southwest corner of Rahling Road and Chenal Parkway DEVELOPER: RED Development Company 4717 Central Kansas City, MO 64112 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 54.48 acres NUMBER OF LOTS: 7 FT. NEW STREET: 3200 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCESMAIVERS REQUESTED: 1. A variance to allow reduced side and rear yard setbacks along the common lot line of Lots 1 and 2; reduced to 1 foot. 2. A variance to allow setbacks for proposed Lots 3 - 7. 3. A variance to allow the backing into a service easement (Section 31-210(g)(7)). 4. A variance to allow advanced grading of the entire site with the development of Lots 1 and 2. BACKGROUND: On October 7, 2004, the Little Rock Planning Commission reviewed a request for the Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was proposed to be located in Chenal Valley. The shopping center was to be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development was proposed to be anchored by a 155,000 square foot Dillard's department store. The center would be designed in a Gothic style. The open-air design of the center replicated a nostalgic Main Street Shopping district. November 10, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-867-DDDDDD Vehicular access to the Main Street allowed convenient parking in front of the store or restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian -friendly environment ideal for shopping, entertainment and socializing. The French Gothic design style was to showcase buildings and steeply pitched slate roof treatments punctuated by vertical elements such as masonry piers, tall windows and decorative tower elements. Stone and brick square pillars will anchor the entrance features and the corners of the buildings. The materials used were to be warm and earthly such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center reflected the heavily timbered landscape of the Chenal Valley area. The proposal included the development of the site with four lots. The shopping center was to be contained on a single lot and three out parcels were proposed along Chenal Parkway and LaGrange Drive. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved preliminary plat for the tract. The applicant is requesting to split the previously proposed large lot into two individual lots and five out parcels. resulting a total of seven lots. The applicant is requesting Lots 1 and 2 for the main shopping center development and Lots 3 — 7 as out parcels. The proposed lots will require a reduced building setback along the common lot line of the proposed lots (Lots 1 and 2). The applicant has indicated the new proposed building will be constructed within one foot of the proposed property line. The applicant has also included five proposed out -parcels. The applicant is proposing a reduced setback for each of the proposed out parcels. The site is zoned C-2, Shopping Center District, which typically requires a 40-foot building setback from all property lines. No changes are proposed to the applicant's site plan. The applicant has indicated cross access parking and utility easements will be recorded as a part of the platting process. B. EXISTING CONDITIONS: The site is a vacant wooded site on the west side of Chenal Parkway. Chenal Parkway has been constructed as a four lane median roadway with curb and gutter but without sidewalks adjacent to the proposed development. LaGrange Drive has been constructed with curb and gutter adjacent to the southern boundary of the property but also does not have a sidewalk in place. Rahling Road has not been constructed adjacent to the site but is proposed as a part of the development. There are commercial and office uses located in the area southeast and south of the site. Property to the north of the site is currently vacant and zoned PCD. 2 November 10, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) _ FILE NO.: S-867-DDDDDD C. NEIGHBORHOOD COMMENTS: All abutting property owners, the Parkway Place Property Owners Association and the Margeaux Place Property Owners 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: 1. With site development, provide design of street conforming to the Master Street Plan. 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. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. With development, prepare a letter of pending development addressing streetlights as required by Section 31403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension and on -site fire protection will be required in order to provide service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and 3 November 10, 2005 SUBDIVISION ITEM NO.: 5 (Cont.)_ FILE NO.: S-867-DDDDDD contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 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: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a phasing plan in the general notes section of the proposed preliminary plat. Staff requested the applicant provide the names of abutting property owners. Staff also requested the applicant label all cross access and utility easements. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land development. Staff also noted street construction would be required along LaGrange and Rahling Road prior to the execution of the final plat. 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. 4 November 10, 2005 SUBDIVISION ITEM NO.:_5 (Cont.) _ FILE NO.: S-867-DDDDDD H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated Lots 1 and 2 will be developed in the first phase and the remaining lots will be developed based on market demand. The applicant has indicated all infrastructure and street construction of the abutting roadways will be constructed prior to the final platting of Lots 1 and 2. The applicant has also indicated the names of owners of abutting properties and labeled the cross access easement as requested by staff. The applicant has indicated all drives as cross access and cross parking. The applicant is proposing a revision to the previously approved preliminary plat for this 54.48 acre tract. The applicant is requesting to split the previously proposed large lot into two individual lots resulting in the creation of seven lots. The applicant is requesting Lots 1 and 2 for the main shopping center development and Lots 3 — 7 as out parcels. The applicant has indicated Lot 1 will contain 31.19 acres, Lot 2 will contain 12.63 acres, Lot 3 will contain 1.16 acres, Lot 4 will contain 1.39 acres, Lot 5 will contain 1.39 acres, Lot 6 will contain 1.03 and Lot 7 will contain 0.61. The applicant has indicated 6.72 acres will be dedicated as public right-of-way. The proposed lots will require a reduced building setback along the common lot line of the proposed lots. The applicant has indicated the new proposed building will be constructed within one foot of the proposed property line. The applicant has also included five proposed out - parcels. The applicant is proposing a reduced setback for the remaining proposed lots. The site is zoned C-2, Shopping Center District, which typically requires a 40-foot building setback from all property lines. Staff is supportive of the applicant's request. The site is to be developed as a shopping center development with the placement of lot lines to allow individual tenants ownership of both the building and the land area. Staff does not feel the reduced setbacks will have any adverse impact on the development or the adjoining properties. As indicated, the applicant is proposing lots ranging in size from 31.19 acres to 0.611 acres. Property zoned C-2, Shopping Center District typically requires a minimum lot size of five acres, except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Commission. The ordinance further states there shall be not less than three hundred feet of district frontage on at least one abutting street, whether for single or multiple building/lot development. Proposed Lots 3 - 7 do not appear to meet the minimum lot frontage criteria established for the zoning district. The lots appear to be 120-feet plus. Staff does not feel the reduced lot frontage will have any adverse impact on adjoining properties. Although the lots are located on a public street, the indicated lots do not have direct access to the roadway through a curb -cut. Staff feels the serving of these lots by internal drives will lessen any 5 November 10, 2005 SUBDIVISION WeWHOM FILE NO.: S-867-DDDDDD potential negative impact on the adjacent roadway. Staff is supportive of the reduced lot frontage. The applicant is requesting a variance to allow the backing into a service easement. Per the Subdivision Ordinance Section 31-210(g)(7) parking spaces shall not be permitted to back into a service easement. Section 31-2100) states the Commission may approve a variance of this subsection for applications before them. Staff is supportive of the applicant's request. The applicant has indicated as a part of the site development features such as pedestrian tables and landscape islands will be used to slow traffic on the site for both motorist and pedestrians. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant has stated with the development of Lots 1 and 2 the grading of the remaining lots will be performed. The applicant has indicated they will comply with the Land Alteration Ordinance with regard to a restoration plan. Staff is supportive of the applicant's request. Staff is supportive of the proposed preliminary plat. Staff feels the applicant has addressed most of the minimum requirements with the overall development plan for the site. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the requested variance to allow the development of lots with less than the required 300-foot minimum street frontage subject to those lots not having direct access to the abutting public street. Staff recommends approval of the requested variance to allow reduced side and rear yard setbacks along the common lot line of Lots 1 and 2; reduced to 1 foot. Staff recommends approval of the requested variance to allow a reduced rear yard setback for proposed Lots 3 and 7. Staff recommends approval of the requested variance to allow the backing into a service easement (Section 31-210(g)(7)). Staff recommends approval of the requested variance to allow advanced grading of the entire site with the development of Lots 1 and 2 subject to compliance with the Land Alteration Ordinance with regard to a restoration plan. A November 10, 2005 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: S-867-DDDDDD PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Tim Daters of White-Daters and Associates 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 staff report. Staff also presented a recommendation of approval of the requested variance to allow the development of lots with less than the required 300-foot minimum street frontage subject to those lots not having direct access to the abutting public street. Staff presented a recommendation of approval of the requested variance to allow reduced side and rear yard setbacks along the common lot line of Lots 1 and 2; reduced to 1 foot and the requested variance to allow a reduced rear yard setback for proposed Lots 3 and 7. Staff presented a recommendation of approval of the requested variance to allow the backing into a service easement (Section 31-210(g)(7)) and the requested variance to allow advanced grading of the entire site with the development of Lots 1 and 2 subject to compliance with the Land Alteration Ordinance with regard to a restoration plan. There was no further discussion of the item placement of the item on the Consent Agenda vote of 9 ayes, 0 noes and 2 absent. . The Chair entertained a motion for for Approval. The motion carried by a 7