HomeMy WebLinkAboutZ-6051-K Staff AnalysisFILE NO.: Z -6051-K
NAME: Arkansas Systems Tract 4 Revocation and Rezoning
OWNER: Arkansas Systems Land Company, LLC
APPLICANT: Tim Daters — White-Daters and Associates
LOCATION: Located at 17400 Chenal Parkway
AREA: 5.11 acres
REQUEST: PCD Revocation and Rezoning to C-3, General Commercial District
PURPOSE: Allow future development of the site
EXISTING USE: Vacant
Surrounding Land Use and Zoning:
North — Developed 0-2, Office and Institutional zoned property
South — Developed PD -O zoned property containing a mixed use development
including office and retail
East — Developed PD -O zoned property containing an office building
West — Across Chenal Parkway undeveloped PCD zoned property
A. PUBLIC WORKS COMMENTS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalks should be installed along Chenal Parkway and the existing south
driveway.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. 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. Is an advanced grading variance requested to
grade Phase 2 with construction of Phase 1 of the project?
FILE NO.: Z -6051-K {Cont.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. 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.
7. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
8. The existing curb along Arkansas Systems Drive and the median at Chenal
Parkway has been painted red and signed as a "Fire Lane". No records
show the public street functions as a fire lane. The paint should be
removed.
9. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
10. The minimum Finish Floor elevation of at least one (1) foot above the
proposed base flood elevation is required to be shown on plat and grading
plans for Lot 4A and 4B. At time of construction and prior to issuance of the
final certificate of occupancy, an elevation certificate will be required to be
provided.
11. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
12. The base flood elevations show to be below the bottom of the ditch. The
majority of the channel adjacent to the subject property shows to be in the
floodplain with the channel upstream shown to be in the floodway. Prior to
issuance of a grading permit, a hydraulic study should be conducted to
show the new base flood elevations and confirm the stream remains within
the channel. The expected storm flows should be obtained from the FTN &
Associates current working model. A "No Rise Certification" based on the
proposed conditions must be provided to staff for review and approval prior
to the issuance of a grading permit.
13. Per City Code, Section 36-341, vehicle parking is restricted from being
provided in the floodway. A variance must be requested?
14. 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.
15. Design plans for piping system must be submitted to staff for approval prior
to issuance of a grading permit. The proposed piping and open ditch
section must be placed within a drainage easement. What is the proposed
ditch section design?
16. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
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FILE NO.: Z -6051-K Cont.
501.379.1813, Greg Simmons, gsimmons _.littlerock.orq for more
information. Streetlights do not appear to be installed along Arkansas
Systems Drive.
17. The vehicle stack lane should be separated from the vehicle drive aisle to
not block parking and improve pedestrian safety.
B. PUBLIC TRANSPORTATION:
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. Please provide a continuous
pedestrian path along Chenal and adjacent Arkansas Systems Drive. Also
provide internal sidewalks between developments for use by patrons and
employees to access different buildings within the campus and the
perimeter sidewalks
C. PUBLIC NOTIFICATION:
As of this writing, staff has received an informational phone call from an area
property owner. All property owners located within 200 -feet of the site along with
the Parkway Place Property Owners Association were notified of the public
hearing.
D. Land Use Element: This request is located in the Chenal Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial and
Systems Drive is shown as a Collector 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 Collector Street is to provide a
connection from Local Streets to Arterials. 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. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-
of-way or an easement is recommended. Nine -foot (9') paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
E. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
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FILE NO.: Z -6051-K (Cont.
outstanding technical issues associated with the request. Staff stated in addition
to the revocation and rezoning request the applicant was seeking approval of a
preliminary plat as a separate item on this agenda.
Public Works comments were addressed. Staff stated a dedication of right of
way to 55 -feet from centerline was required with the final platting of the lots.
Staff stated the base flood elevations were shown to be below the bottom of the
ditch and the majority of the channels upstream and downstream were shown to
be in the floodway. Staff requested the applicant provide a hydraulic study to
show the new base flood elevation and confirm the stream would remain within
the channel. Staff stated a number of the comments provided were related to the
future development of the site which would be reviewed at the time of building
permit request.
Rock Region Metro stated the site was not currently served by METRO but was a
part of the future West Little Rock express service route. Staff requested the
applicant provide a continuous pedestrian path along Chenal and adjacent to
Arkansas Systems Drive to provide safe pedestrian access to the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
F. ANALYSIS:
Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August
15, 2006, rezoned the site from 0-2, Office and Institutional District to PCD,
Planned Commercial Development. The approval allowed the development of
this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank
facility and a three (3) story mixed use building on the individual lots.
Ordinance No. 20,821 adopted by the Little Rock Board of Directors on
December 17, 2013, allowed a revision to the previously approved PCD (Z -6015-
A). The approval allowed the creation of a two (2) lot plat. An office building was
approved for one lot and a small restaurant with drive through service was
proposed for the second lot. Selected C-3, General Commercial District uses
were approved as potential uses for the site.
Ordinance No. 21,103 adopted by the Little Rock Board of Directors on
October 5, 2015, allowed a revision to the previously approved PCD zoning. The
approval allowed the creation of two (2) lots and identified the uses allowed for
the site. The uses approved for the development were all permitted uses
identified within the C-3, General Commercial Zoning District and several
of the uses identified in the C-3, General Commercial Zoning District as
Conditional Uses.
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FILE NO.: Z -6051-K
Ordinance No. 21,119 adopted by the Little Rock Board of Directors on
November 3, 2015, amended the City's Future Land Use Plan for this site
changing the classification from Mixed Office Commercial to Commercial.
Staff is supportive of the revocation request as well as the rezoning request.
Staff views the request as reasonable. Staff feels that the proposed rezoning
represents a continuation of the existing zoning pattern for this area.
Additionally, the City's Future Land Use Plan designates this property as
Commercial (C). Staff believes revocation of the existing PCD zoning and the
rezoning of this property to C-3, General Commercial District will have no
adverse impact on the adjacent properties or the general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the requested revocation of the currently
approved PCD zoning and the rezoning of the property to C-3, General
Commercial District.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested revocation of
the currently approved PCD zoning and the rezoning of the property to C-3, General
Commercial District. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
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