NAME:   South Square Revised Long-form PCD

LOCATION:  Located on the Southeast corner of Chenal Parkway and Bowman Road

DEVELOPER:

South Square LLC

2851 Lakewood Village Drive

North Little Rock, AR 72116

ENGINEER:

White Daters and Associates

#24 Rahling Circle

Little Rock, AR 72223

AREA:   11.17 Acres    NUMBER OF LOTS: 1       FT. NEW STREET:  0

CURRENT ZONING: PCD

ALLOWED USES:  Retail and Restaurant with two buildings

PROPOSED ZONING:  Revised PCD

PROPOSED USE:  Retail, Restaurant and add an additional building to the site

VARIANCES/WAIVERS REQUESTED: None requested.

BACKGROUND:

Ordinance No. 16,415 dated May 4, 1993, established the Pilgrim Road Long-form PCD. The proposal included the placement of a Home Quarters facility on the site with 104,000 square feet of building and 30,000 square feet of garden center. The development also included the placement of 507 parking spaces with access provided off both Bowman Road and Hermitage Road. Two streets were closed as a part of the action, Alhambra Court and Pilgrim Road, both of which were streets bisecting the site.

On September 19, 2002, the Little Rock Planning Commission reviewed a request to revise the previously approved PCD to allow the placement of a second building on the site. The applicant proposed to add a single-story 5,662 square foot restaurant building in addition to the existing tenant Garden Ridge, which occupied 104,450 square feet of building space. The applicant proposed 491 parking spaces as a part of the development.

A single ground mounted sign was proposed as a part of the development located adjacent to Chenal Parkway. The sign was proposed to be a ground mounted monument style sign and 72 square feet or a maximum of 7’-1" x 9’-10" in area. In addition, building signage was proposed on the front and sides of the building.

The Little Rock Board of Directors approved the request by the adoption of Ordinance No. 18,761 on October 15, 2002.

A. PROPOSAL/REQUEST:

The applicant is now proposing to revise the previously approved PCD to allow the placement of a 12,000 square foot retail building or 7,500 square foot restaurant along Chenal Parkway in the northern portion of the site. Additional parking is proposed along the north side of Garden Ridge adjacent to the existing greenhouse. The site plan includes the placement of a total of 442 parking spaces on the site. The developer is requesting C-3, General Commercial District uses as allowable uses for the site. The developer is requesting a sign be added to the site. The developer has indicated the sign will be consistent with signage allowed in the Chenal Design Overlay District or a maximum of eight feet in height and one hundred square feet in area. Building signage will be placed on the front and rear of the building.

 

The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property.

 

B. EXISTING CONDITIONS:

The site contains two buildings containing Garden Ridge and an On the Border Restaurant along with an abundance of hard surface parking. The land area has a slight elevation change from the Hermitage/Bowman area falling to the east toward the Parkway at Autumn Road. The area around the site is a major commercial node that has developed intensely with a mixture of uses. Directly across Hermitage Road is an office/mini-warehouse development and a strip center faces Bowman Road. Wal-Mart and Sam’s are across Bowman Road to the west of the site.

 

C. NEIGHBORHOOD COMMENTS:

As of this writing, staff has not received any comment from the area residents. The Birchwood, Parkway Place, John Barrow and the Gibralter Heights/Point West/Timber Ridge Neighborhood Associations along with all property owners

 

 

within 200-feet of the site and all residents, who could be identified, within
300-feet of the site were notified of the Public Hearing.     

 

D. ENGINEERING COMMENTS:

The new parking area on the north side of the existing building should not connect through to the truck entrance on the west side of the building. The driveway on Bowman was approved for truck access only.

No boundary street improvements are required, however, additional right-of-way is required at the corner of Bowman and Chenal Parkway for intersection improvements; City funded improvements.

 

E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:

Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information.

 

Entergy: A ten foot underground or 15-foot overhead easement is required all street sides. Contact Entergy at 945-5158 for additional information. .

 

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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. 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 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 located on CATA Bus Route #5, the West Markham Bus Route.

 

F. ISSUES/TECHNICAL/DESIGN:

G. SUBDIVISION COMMITTEE COMMENT:       (December 29, 2004)

Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed request indicating a third building was being sought for the existing site. Staff stated the applicant was also proposing the placement of additional striping in the parking lot and additional paving in the rear of the building. Staff stated there were additional items necessary to complete the review process. Staff questioned if a new dumpster would be added to serve the new building. Staff also questioned if additional signage would be added to the site. Staff stated if building signage was to be located on both sides of the building this would also need to be a part of the approval process. Staff requested the applicant provide the treatment of the rear of the proposed building including openings, mechanical placement and construction materials. Staff stated the rear of the building would need to be attractive from the parkway as well as the interior of the site.

 

Staff commented on the proposed uses verses the indicated parking. Staff stated the site plan included 474 parking spaces and 446 would be required based on the existing uses and uses. Staff stated if the new building were proposed as commercial activity, parking would be sufficient. Staff noted if a restaurant were proposed, the parking would be inadequate based on the indicated square footage of the new building. Staff stated clarification was needed for the proposed activity of the new building.

 

Public Works comments were addressed. Staff stated the new parking area on the north side of the existing building should not connect through to the truck entrance on the west side of the building. Staff stated the driveway on Bowman Road was approved as truck access only. Staff also stated a dedication of right-of-way was required at the intersection of Bowman and Chenal Parkway. Staff stated no boundary street improvements would be required.

 

Landscaping comments were addressed. Staff stated it was unclear as to the existing property line. Staff stated the property line needed clarification and elevations shown. Staff stated additional screening of the proposed structure from Chenal Parkway was recommended. Staff noted irrigation would be required to water landscaped area and a detailed landscape plan would be required at the time of building permit.

 

Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the proposed dumpster location, the right-of-way at the intersection of Chenal Parkway and Bowman Road and the rear of the building treatment and proposed building materials. The applicant has also indicated the property line and removed the driveway access from the truck access provided from Bowman Road.

 

The applicant has indicated the dumpster near Chenal Parkway within the parking lot area. The applicant has indicated the dumpster will be screened on three sides to match the architecture of the proposed building. Staff is supportive of the proposed placement and the proposed screening of the indicated dumpster.

 

The applicant has indicated a new sign will be added to Chenal Parkway to advertise the business. The applicant has indicated the sign will be a ground mounted monument style sign consistent with signage allowed in the Chenal Parkway Design Overlay District or a maximum of eight feet in height and one hundred square feet in area. The applicant has indicated signage will be placed on the front and rear of the proposed building. The applicant has indicated signage will comply with signage allowed on commercial zones or no more than ten percent of the façade area will contain signage. Staff is supportive of the proposed signage plan.

 

The applicant has indicated the site will contain a total of 442 parking spaces. The development contains a retail building with 104,450 square feet and a restaurant building with 5,662 square feet. The typical minimum parking required for the existing buildings is 279 parking spaces. The applicant is proposing to add a 12,00 square foot retail building or a 7,500 square foot restaurant building to the site. If the building were constructed with general commercial uses the typical minimum parking required would be 40 spaces. If a restaurant is constructed the typical minimum parking required would be 75 parking spaces. The typical minimum parking required for the three buildings would be 377 parking spaces or 412 parking spaces, respectively. The indicated 442 parking spaces provided is adequate to meet the typical minimum parking required for a development of three buildings with the proposed uses indicated. Staff is supportive of the applicant’s parking plan.

 

The applicant has indicated the rear of the proposed building will be constructed to match the architectural style of the entire building. The applicant has also indicated the mechanical equipment will be screened either on the roof or adjacent to the building and will not be visible from Chenal Parkway. Staff feels the development should be attractive from the roadway as well as internally. Staff recommends the applicant provide the final elevation and the final building materials plan to staff prior to be building permit being issued to ensure compatibility and design from the adjoining roadway.

 

The applicant is requesting a variance from the internal landscaping requirement for the new parking area. The applicant has indicated with the dedication of right-of-way at the intersection of Chenal Parkway and Bowman Road, providing additional landscaping is difficult. In addition, the applicant has indicated if the landscaping is installed near the existing greenhouse and along Chenal Parkway the service drive to the new parking area will be reduced. Staff is supportive of the request. When sites are redeveloped, it is difficult to comply with new ordinance requirements. In addition, the developer is dedicating additional right-of-way to the City needed to construct intersection improvements to Chenal Parkway and Bowman Road, which greatly reduces the available land area dedicated for landscaping.

 

Staff is supportive of the proposed request. Staff feels the addition of a third building to the site should have minimal impact on the existing site and on adjoining properties. To staff’s knowledge there are no outstanding issues associated with the proposed request.

 

I. STAFF RECOMMENDATION: 

Mr. Joe White 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 above report. Staff also presented a recommendation the applicant provide the final elevation and the final building materials plan to staff prior to the building permit being issued to ensure compatibility and design from the adjoining roadway.

There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent.