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HomeMy WebLinkAboutZ-5178-C Staff AnalysisFILE NO.: Z -5178-C NAME: Lot 1R West Markham Parkway Addition Short -form PCD LOCATION: Located on the Southwest corner of Chenal Parkway and Old Town Road DEVELOPER: Vincent Properties LLC 13401 Chenal Parkway Little Rock, AR 72211 FNrINFFR White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.97 acres CURRENT ZONING: NUMBER OF LOTS: 1 PCD and 0-3 FT. NEW STREET: 0 LF ALLOWED USES: Retail sales and service of pianos and organs, 0-3, General Office District uses and Antique shop, Book and stationery store, Clothing store, Florist shop, Furniture store, Office equipment sales and service, Medical appliance fittings and sales, and Optical shop PROPOSED ZONING: PCD PROPOSED USE: Add Medical Office and Fitness Rehab as an allowable use and Allow a parking and building expansion in two (2) Phases VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 15,749 adopted by the Little Rock Board of Directors on September 19, 1989 rezoned this site from 0-3, General Office District to PCD. The approval allowed the construction of a single building and associated parking. The user was Capitol Keyboard. Alternate uses included all Permitted uses in the 0-3 Zoning District, Antique shop, Book and stationery store, Clothing store, Florist shop, Furniture store, Office equipment sales and service, Medical appliance fittings and sales, and Optical shop. FILE NO.: Z -5178-C (Co Ordinance No. 16,212 adopted by the Little Rock Board of Directors on May 19, 1992, allowed a revision to the PCD zoning. The approval permitted performances by the Community Theatre of Little Rock on three (3) occasions each year, with a maximum of ten (10) performances during three (3) consecutive weeks. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project contains 0.97 acres and is at the southwest corner of Chenal Parkway and Old Town Road. The property is currently zoned PCD and 0-3, General Office District. The applicant is proposing to expand the existing facility. The expansion includes both a building and parking expansion in two (2) phases. The first phase contains the parking lot expansion, with the building expansion following at a later date. The developer also wishes to construct a fence and gate behind the existing facility to prevent undesirable guests from vandalism and other activities. The gate will contain a knox box to allow emergency services behind the building. B. EXISTING CONDITIONS: The site contains a medical office building with parking located in the front yard as well as in the rear of the building. This section of Old Town Road has developed with office and commercial uses. To the east is a paint store, an upholstery shop and an auto parts store. South of the site is a multi -tenant building containing office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. All property owners located within 200 -feet of the site along with the Parkway Place Property Owners Association and the Gibraltar Heights/Pointe West/Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMEN PUBLIC WORKS CONDITIONS: 1. Old Town Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. 2 FILE NO.: Z -5178-C (Cont. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. 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. 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 7. The driveway locations are existing. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway with the planned development. The street improvements are the construction of a right turn lane with paved shoulder of 150 feet of stack and 50 feet of taper. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this extension as no lines are in the way. However, Entergy should be contacted if structure electrical load requirements are changing significantly. Center -Point Enemy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 3 FILE NO.: Z -5178-C (Cont.) 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 7. 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 hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Nearest bus stop at Home Depot (12206 West Markham Street) and at Chenal Place on the #5 West Markham route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office (0) for ,this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from PCD (Planned Commercial District) and 0-3 (General Office District) to PCD (Planned Commercial District) to allow for additional parking and a later building addition on the existing site. This site is within the Chenal Design Overlay District. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Old Town Road is shown as a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited 4 FILE NO.: Z -5178-C ,(Cont. 9 to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway (Rock Creek). A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Twelve -foot paths are recommended along creeks and as independent paths. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirement. 2. The street buffer along the north perimeter is to be 10.2 -feet, at no point less than 9 -feet. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred and fifty (150) square feet in area to qualify and be seven and one half (7 Y2) feet in width. 4. Based on percentage of building expansion the existing landscaping must be upgraded to closer to compliance with the landscape ordinance. 5. Any missing, dead or diseased landscaping must be replaced in conjunction with the proposed PCD request. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested details of any proposed and existing signage. Staff also questioned the dumpster placement once the Phase II, building expansion, was completed. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the new paved areas. Staff also stated a grading permit would be required prior to construction of the new paved areas. Staff stated the two (2) driveways located on Old Town Road were existing and were not required to be consolidated. Staff noted a right turn 5 FILE NO.- Z -5178-C (Cont. lane on Chenal Parkway would be required with the new development proposed for the site. Landscaping comments were addressed. Staff stated the street buffer along the perimeter of the site was to be 10.9 -feet and in no case less than 9 -feet. Staff also stated a minimum of eight percent (8%) of the vehicular use area was to be designated as green space. Staff stated the existing landscaping was to be brought closer to compliance with the landscape ordinance with the building expansion. 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 a number of the issues raised at the September 11, 2013, Subdivision Committee meeting. The revised site plan indicates the proposed signage plan, the location of the dumpster once the Phase II building expansion is completed and indicated all site lighting will be low level and directional, directed downward and into the site. The applicant is proposing to extend the paved shoulder on Chenal Parkway the length of the right turn lane. The applicant is requesting a deferral of the street improvements on Chenal Parkway until the Phase II portion of the project. Staff is supportive of the request. The project contains 0.97 acres and is at the southwest corner of Chenal Parkway and Old Town Road. The zoning is currently PCD and 0-3, General Office District. With the approval the applicant is proposing to expand the existing facility to include additional parking in Phase I and additional building square footage in the Phase II. The applicant is proposing to construct 22 additional parking spaces along the north side of the building. With the Phase II building expansion a fence and gate will be placed behind the existing facility to limit access to the rear of the building. The gate will contain a knox box to allow emergency services behind the building. The Phase I construction is anticipated during the Spring of 2014 and the Phase II construction is proposed for the Spring of 2015. The Phase II building construction will include a 4,150 square foot addition to the existing 7,250 square foot building. With the new construction eight (8) parking spaces will be removed. The dumpster will be relocated with the Phase II construction to the south side of the building to allow pick-up and access. The dumpster will be screened to meet the typical ordinance requirements for screening. The hours of dumpster service are limited to 7:00 am to 6:00 pm. A FILE NO.: Z -5178-C (Cont. The site plan indicates building signage will not exceed ten percent (10%) of the front fagade. A single ground sign is located along Chenal Parkway. The sign is indicated with a maximum height of eight (8) feet and a maximum sign area of 100 square feet. The signage as proposed is consistent with the Chenal Parkway Design Overlay District. Staff is supportive of the request. The request will allow the applicant to provide the parking lot expansion prior to the building construction. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to amend the previously approved PCD to allow the expansion of the parking and building is appropriate. 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. Staff recommends approval of the deferral request of the boundary street improvements to Chenal Parkway until the Phase II construction of the development. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) The applicant was present. 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. Staff presented a recommendation of approval of the deferral request of the boundary street improvements to Chenal Parkway until the Phase II construction of the development. 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 8 ayes, 0 noes, 2 absent and 1 open position. 7 ITEM NO.: 7. Z -5178-C NAME: Lot 1 R West Markham Parkway Addition Short -form PCD LOCATION: located on the Southwest corner of Chenal Parkway and Old Town Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 18, 2013. The Office of Planning and Development must receive the proof of notice no later than September 27, 2013. 2. Provide details of the proposed signage. The signage allowed along Chenal Parkway is limited to eight (8) feet in height and 100 square feet in area. 3. Provide details of proposed building signage. 4. Provide the location of the dumpster pad once the Phase II building expansion is completed. 5. What is the anticipated date of beginning the Phase II portion of the development? 6. All site lighting is to be low level and directional, directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Old Town Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. 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. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. 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. 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 7. The driveway locations are existing. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway with the planned development. The street improvements are the construction of a right turn lane with Item # 7. paved shoulder of 150 feet of stack and 50 feet of taper. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this extension as no lines are in the way. However, Entergy should be contacted if structure electrical load requirements are changing significantly. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 7. 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. Item # 7. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Nearest bus stop at Home Depot (12206 West Markham Street) and at Chenal Place on the #5 West Markham route. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office (0) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from PCD (Planned Commercial District) and 0-3 (General Office District) to PCD (Planned Commercial District) to allow for additional parking and a later building addition on the existing site. This site is within the Chenal Design Overlay District. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Old Town Road is shown as a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway (Rock Creek). A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right- of-way or/and easement is recommended. Twelve -foot paths are recommended along creeks and as independent paths. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirement. 2. The street buffer along the north perimeter is to be 10.2 -feet, at no point less than 9 - feet. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Item 4 7. Interior islands must be a minimum of one hundred and fifty (150) square feet in area to qualify and be seven and one half (7 Y2) feet in width. 4. Based on percentage of building expansion the existing landscaping must be upgraded to closer to compliance with the landscape ordinance. 5. Any missing, dead or diseased landscaping must be replaced in conjunction with the proposed PCD request. 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, September 18, 2013. Item # 7.