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Z-8632 Staff Analysis4I=1111i•101WA :ne m NAME: Arkansas Urology Clinic Short -form POD LOCATION: Located on the West side of Centerview Drive just South of Kanis Road DEVELOPER: Arkansas Urology c/o Kincaid Development 2100 Riverdale Road, Suite 100 Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.0 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential WE FT. NEW STREET: 0 LF PROPOSED USE: Parking lot to serve an adjacent business VARIANCESIWAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The applicant is proposing the subdivision of an existing four plus acre parcel into two lots and the rezoning of one of the lots to POD. The southern lot is proposed for the rezoning to POD to allow the immediate construction of a parking lot to serve Arkansas Urology Clinic which is located adjacent to the site. There are no changes proposed for the remaining area which will remain zoned R-2, Single- family. FILE NO.: Z-8632 (Cont. EXISTING CONDITIONS: The area proposed for rezoning is wooded with access extending via an access easement from Kanis Road to the northern portion of this site. There are three structures located on the overall parcel of property, an office fronting Kanis Road and two other non-residential buildings accessed via an access easement extending from Kanis Road. The areas to the east and south are developed with office uses including Arkansas Urology Clinic, the Federal Bureau of Investigations and the Arkansas Realtors Association. A property to the west is zoned POD and is being redeveloped as a daycare center. Also to the west is a property zoned POD which is developed as an office warehouse containing four buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Is the applicant requesting advanced grading? 2. Stormwater detention ordinance applies to this property. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Provide the proposed access to the proposed building, not possible access locations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 2 FILE NO.: Z-8632 (Cont. Entergy: Easements are required around the sites perimeter. Contact Engergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPS) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the PRZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Change based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department concerning how the southern building will be served by fire protection. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. Parks and Recreation: No comment. 3 FILE NO.: Z-8632 (Cont. F ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. Office use requires developments with an office use and character. The applicant has applied for a Planned Office District, to allow for a new parking lot and an office/warehouse structure. Master Street Plan: The applications does not have frontage on a public street or private street. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 150 square feet in area. The interior islands must be evenly distributed throughout the site. 3. The zoning buffer ordinance requires the placement of a minimum land use buffer along the northern perimeter of the site of nine feet (9'). 4. The Landscape Ordinance requires the placement of a nine (9) foot landscape strip around the site's entirety. 5. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along this perimeter. 6. Building landscaping will be required with the proposed development. G. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011) Mr. Joe White and Mr. John Kincade were present representing the request. Staff presented an overview of the development stating there were a number of technical issues in need of addressing prior to the Commission acting on the request. Staff stated the area of the entire existing parcel would be reviewed as a subdivision. The site plan as proposed included an office warehouse building on Tract B with potential access from an adjacent property and through the parking lot proposed to serve Arkansas Urology. There was a general discussion concerning the building proposed for Tract B. Staff stated the primary concern was related to access. Staff stated the site plan could not indicate possible access but should include the access to serve the lot. Mr. White stated they would remove the 4 FILE NO.: Z-8632 (Cont. building from the site plan and resubmit if and when a development opportunity occurred. He stated at that time the access issues would be resolved. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the stormwater detention ordinance would apply to the development of the lots. Landscaping comments were addressed. Staff stated screening would be required along the northern perimeter. Staff also stated the parking lot would require landscaping to comply with the City's Landscape ordinance. 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 the issues raised at the February 17, 2011, Subdivision Committee meeting. The revised plan includes two (2) lots. The office/warehouse building has been removed. The northern lot, Lot 1, has frontage on Kanis Road. Lot 2 is proposed for rezoning to POD. This lot is being created as a lot without public street frontage. There are no redevelopment plans for Lot 1. Lot 2 will be developed with a 132 space parking lot to serve an adjacent office use, Arkansas Urology Clinic. The approval will require a variance from the City's Subdivision Ordinance to allow the creation of Lot 2 as a lot without public street frontage. The lot will be served via an access easement extending from Kanis Road to the northern boundary of this property and a driveway connection from the proposed parking lot to the existing Arkansas Urology Clinic parking lot will be provided. The site plan indicates the new parking area will be landscaped per the City's Landscape Ordinance requirements. In addition a screening fence will be located along the northern perimeter to screen the use from the adjacent residentially zoned property. Staff is supportive of the request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the rezoning of this parcel to POD to allow the construction of the new parking area or the subdivision of this existing parcel into two (2) lots and allowing the creation of one of the lots as a lot without public street frontage will significantly impact the area. :7 FILE NO.: Z-8632 (Cont) I. STAFF RECOMMENDATION: Staff 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: (MARCH 10, 2011) Mr. Joe White 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 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 11 ayes, 0 noes and 0 absent. 9 March 10, 2011 ITEM NO.: 12 FILE NO.: Z-8632 NAME: Arkansas Urology Clinic Short -form POD LOCATION: Located on the West side of Centerview Drive just South of Kanis Road DEVELOPER: Arkansas Urology c/o Kincaid Development 2100 Riverdale Road, Suite 100 Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.0 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Parking lot to serve an adjacent business VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. The applicant is proposing the subdivision of an existing four plus acre parcel into two lots and the rezoning of one of the lots to POD. The southern lot is proposed for the rezoning to POD to allow the immediate construction of a parking lot to serve Arkansas Urology Clinic which is located adjacent to the site. There are no changes proposed for the remaining area which will remain zoned R-2, Single- family. March 10, 2011 SUBDIVISION NO.: 12 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8632 The area proposed for rezoning is wooded with access extending via an access easement from Kanis Road to the northern portion of this site. There are three structures located on the overall parcel of property, an office fronting Kanis Road and two other non-residential buildings accessed via an access easement extending from Kanis Road. The areas to the east and south are developed with office uses including Arkansas Urology Clinic, the Federal Bureau of Investigations and the Arkansas Realtors Association. A property to the west is zoned POD and is being redeveloped as a daycare center. Also to the west is a property zoned POD which is developed as an office warehouse containing four buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. Is the applicant requesting advanced grading? 2. Stormwater detention ordinance applies to this property. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Provide the proposed access to the proposed building, not possible access locations. 2 March 10, 2011 SUBDIVISION M NO.: 12 (Cont.) FILE NO.: Z-8632 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Easements are required around the sites perimeter. Contact Engergy for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPS) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the PRZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Change based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. 3 March 10, 2011 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-8632 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department concerning how the southern building will be served by fire protection. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. Office use requires developments with an office use and character. The applicant has applied for a Planned Office District, to allow for a new parking lot and an office/warehouse structure. Master Street Plan: The applications does not have frontage on a public street or private street. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The interior islands must be evenly distributed throughout the site. 3. The zoning buffer ordinance requires the placement of a minimum land use buffer along the northern perimeter of the site of nine feet (9'). 4. The Landscape Ordinance requires the placement of a nine (9) foot landscape strip around the site's entirety. 5. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along this perimeter. 6. Building landscaping will be required with the proposed development. 12 March 10, 2011 SUBDIVISION ITEM NO.: 12(Cont.)FILE NO.: 2-8632 G. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011) Mr. Joe White and Mr. John Kincade were present representing the request. Staff presented an overview of the development stating there were a number of technical issues in need of addressing prior to the Commission acting on the request. Staff stated the area of the entire existing parcel would be reviewed as a subdivision. The site plan as proposed included an office warehouse building on Tract B with potential access from an adjacent property and through the parking lot proposed to serve Arkansas Urology. There was a general discussion concerning the building proposed for Tract B. Staff stated the primary concern was related to access. Staff stated the site plan could not indicate possible access but should include the access to serve the lot. Mr. White stated they would remove the building from the site plan and resubmit if and when a development opportunity occurred. He stated at that time the access issues would be resolved. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the stormwater detention ordinance would apply to the development of the lots. Landscaping comments were addressed. Staff stated screening would be required along the northern perimeter. Staff also stated the parking lot would require landscaping to comply with the City's Landscape ordinance. 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 the issues raised at the February 17, 2011, Subdivision Committee meeting. The revised plan includes two (2) lots. The office/warehouse building has been removed. The northern lot, Lot 1, has frontage on Kanis Road. Lot 2 is proposed for rezoning to POD. This lot is being created as a lot without public street frontage. There are no redevelopment plans for Lot 1. Lot 2 will be developed with a 132 space parking lot to serve an adjacent office use, Arkansas Urology Clinic. The approval will require a variance from the City's Subdivision Ordinance to allow the creation of Lot 2 as a lot without public street frontage. The lot will be served via an access easement extending from Kanis Road to the northern 5 March 10, 2011 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8632 boundary of this property and a driveway connection from the proposed parking lot to the existing Arkansas Urology Clinic parking lot will be provided. The site plan indicates the new parking area will be landscaped per the City's Landscape Ordinance requirements. In addition a screening fence will be located along the northern perimeter to screen the use from the adjacent residentially zoned property. Staff is supportive of the request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the rezoning of this parcel to POD to allow the construction of the new parking area or the subdivision of this existing parcel into two (2) lots and allowing the creation of one of the lots as a lot without public street frontage will significantly impact the area. I. STAFF RECOMMENDATION: Staff 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: (MARCH 10, 2011) Mr. Joe White 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 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 11 ayes, 0 noes and 0 absent. L ITEM NO.: 12. Z-8632 NAME: Arkansas Urology Clinic Short -form POD LOCATION: located on the West side of Centerview Drive just South of Kanis Road Planning Staff Comments: 1. Provide notification of 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 February 23, 2011. The Office of Planning and Development must receive the proof of notice no later than March 4, 2011. 2. Provide the proposed uses for the building indicated on Tract B. 3. Staff has concerns with access for providing services to the proposed building located on Tract B. Fire/Emergency Vehicles must weave through the parking lot to access the building. 4. Provide on the site plan the area in which these two lots are being created from. The subdivision ordinance requires if the parent parcel or any resulting parcels are less than five acres then the entire area is to be review through the subdivision process. 5. Provide details of any proposed signage including building signage for the parking area and the proposed building. 6. The site plan does not indicate a dumpster for the proposed building. Provide the location on the proposed site plan. Variance/Waivers: A variance from the Subdivision Ordinance to allow the creation of two lots without public street frontage. Public Works Conditions: 1. 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. Is the applicant requesting advanced grading? 2. Stormwater detention ordinance applies to this property. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Provide the proposed access to the proposed building, not possible access locations. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 12. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPS) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the PRZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Change based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department concerning how the southern building will be served by fire protection. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. Parks and Recreation: No comment. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. Office use requires developments with an office use Item # 12. and character. The applicant has applied for a Planned Office District, to allow for a new parking lot and an office/warehouse structure. Master Street Plan private street. The applications does not have frontage on a public street or Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 150 square feet in area. The interior islands must be evenly distributed throughout the site. 3. The zoning buffer ordinance requires the placement of a minimum land use buffer along the northern perimeter of the site of nine feet (9'). 4. The Landscape Ordinance requires the placement of a nine (9) foot landscape strip around the site's entirety. 5. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along this perimeter. 6. Building landscaping will be required with the proposed development. 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, February 23, 2011. Item # 12.