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HomeMy WebLinkAboutPC Minutes for Z-6323-BBMarch 9, 2023 ITEM NO.: 10 FILE NO.: Z-6323-BB NAME: Lot 5, The Village at Rahling Road – Revised PCD LOCATION: West side of Rahling Circle, 225 feet south of Rahling Road DEVELOPER: PotlatchDeltic Real Estate, LLC (Owner) 7 Chenal Club Boulevard Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Tim Daters (Agent) White – Daters & Associates 24 Rahling Circle Little Rock, AR 72223 SURVEYOR/ENGINEER: Roark – Perkins – Perry - Yelvington 713 W Second Street Little Rock, AR 72201 AREA: 3.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16 CURRENT ZONING: PCD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise an existing approved PCD to develop a 3.31 acre site to allow for the construction a one-story Micro Hospital that will contain nine (9) emergency rooms and four (4) patient rooms. The hospital will operate 24 hours a day, seven days a week. The property is located on the West side of Rahling Circle, 225 feet south of Rahling Road. The property is located in the Chenal Overlay Design District. March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 2 B. EXISTING CONDITIONS: The site is undeveloped and mostly wooded. The property represents a continuation of development of an existing approved PCD. The overall site contains a mixture of office and commercial uses in all directions. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Provide finished floor elevations (FFE) for all buildings on site plan and grading and drainage plans. 2. A grading permit might be required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 5. Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city- administration/city-departments/public-works/applications-details-and- manuals/. Provide the as-built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 3 questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov. 6. A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 7. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. If this parcel is part of the Chenal Valley regional detention area, provide evidence within submitted drainage report for Department engineering staff’s review. 8. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 9. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 10. Pedestrian crossing signs per MUTCD are recommended for the midblock pedestrian crossing located on the private driveway east of the project site. 11. If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans by an Arkansas licensed professional engineer showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety are met or exceed per state building codes. A separate building permit-accessory structure will be required for the retaining walls along with inspections by Department engineering staff during their construction. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 4 Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments 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 Little Rock Fire Department is required. 4. 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. 5. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 5 the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 6 D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 7 Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscape and Tree Protection. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. The interior landscape area of the vehicular use area shall, at a minimum, equal eight percent (8%) of the vehicular use area and must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 8 requirements can be given when preserving trees of six (6) inch caliper or larger. 9. A minimum of ten (10) percent of gross planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Commercial (C) for the requested area. 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. The application is to rezone from PCD (Planned Commercial Development) to PCD (Planned Commercial Development). The request is to develop a hospital on the site. Surrounding the application area, Future Land Use Map shows developed and vacant Commercial (C). The commercial uses include banking, professional offices, restaurants, and general retail uses. North and east of subject site are areas shown as Office (O). The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The Office (O) area includes banking, general offices as well as undeveloped land. This site is within the Chenal Design Overlay District. Master Street Plan: Rahling Circle is a Local Street. A Local Street which abuts non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. These streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. Chenal Parkway is shown on the Master Street Plan Map to be a Principal Arterial: Principal Arterials are roads designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Right of way of 110 feet is required. Sidewalks are required on both sides. These streets may require dedication of additional right-of-way and may require street improvements. March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 9 Bicycle Plan: The Master Bike Plan Map shows proposed Class I Bike Path along Chenal Parkway. Class I Bike Paths are routes designated for the sole use of bicycles that is physically separated from vehicular lanes. Historic Preservation Plan: There are no Historic Sites or Districts in vicinity. H. ANALYSIS: The applicant proposes to revise an existing approved PCD to develop a 3.31 acre site to allow for the construction a one-story Micro Hospital that will contain nine (9) emergency rooms and four (4) patient rooms. The site is undeveloped and mostly wooded. The property represents a continuation of development of an existing approved PCD. The overall site contains a mixture of office and commercial uses in all directions. The property is located in the Chenal Overlay Design District. All building setbacks comply with the City’s Zoning Code for structures in commercial zones. The proposed building will be 18,661 square foot in area and will operate 24 hours a day, seven days a week. The building will not exceed thirty-five (35) feet in height. Access to the site will be from a concrete driveway which extends from Rahling Circle. The site plan indicates an existing cross-access easement with the bank facility to the west and a cross-access easement for the development to the east. The applicant is proposing fifty (50) parking spaces of which twenty-four (24) will be in the front of the building along Rahling Circle. The site plan indicates parking spaces along the west and south sides of the building. Additional parking spaces are provided further south behind the building along a retaining wall as required. Staff feels the parking is sufficient to serve the proposed use. The applicant notes a monument style sign to be located in the northwestern portion of the property at the entrance to the site along Rahling Circle. Any signage must conform to Section 36-349 of the City’s Zoning Ordinance. The applicant notes all sight lighting will be low-level and directed away from adjacent properties. March 9, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB 10 A dumpster will be located on the west side if the building adjacent to the loading zone. The dumpster shall comply with screening requirement as per Section 36-523(d) of the City’s Zoning Ordinance. Staff is supportive of the requested revised PCD zoning. Staff views the request as reasonable. To staff’s knowledge, there are no outstanding issues associated with this application. Staff feels the development of the site is appropriate. The proposed commercial use will be compatible with the surrounding developed commercial and office uses in the area. The proposal represents a continuation of development of a previously approved PCD. Staff feels the development will not have an adverse impact on the surrounding area. I. STAFF RECOMMEDATION: Staff recommends approval of the requested PCD, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 9, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The item remained on the consent agenda for approval as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 nays, 1 absent and 1 abstain (Brown).