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HomeMy WebLinkAboutZ-6915-A Staff AnalysisMarch 8, 2001 ITEM NO.: A.1 FILE NO.: Z -6915-A NAME: Davis Properties - Short -Form PCD LOCATION: Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: ENGINEER: Davis Properties White-Daters and Associates P. O. Box 241025 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 3.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: 0-3 ALLOWED USES: Office PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested_ A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the northwest corner of Chenal Parkway and Gamble Road from 0-3 to PCD to allow a mixed office/commercial development. The applicant has also filed a Land Use Plan Amendment from Multi -Family to Mixed Use (Item 3.2 on this agenda) for this property. As a component of the PCD, the applicant has also requested a three (3) lot preliminary plat (Item 3 on this agenda). The proposed uses for the lots are as follows: Lot 1 - 0-3 permitted uses Lot 2 - 0-3 permitted uses and furniture store Lot 3 - 0-3 permitted uses The proposed hours of operation are 7:00 a.m. to 9:00 p.m. daily. March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A There is an existing two-story brick office building and associated parking areas on Lot 1. This development takes access from Gamble Road across the proposed Lot 2. The proposal for Lot 2 includes a 21,840 square foot building, with parking on the north and south sides. The building will have the appearance of a one-story structure from Chenal Parkway, with a second lower level on the building's north side. The proposal for Lot 3 includes a one-story 3,500 square foot building and associated parking. The applicant notes that the maximum building height will be 45 feet for Lot 2 and 30 feet for Lot 3. Access to Lot 2 will be gained by utilizing driveways from Gamble Road, with an access easement across Lot 2 to serve Lot 3. B. EXISTING CONDITIONS: There is an existing office building and parking on the proposed Lot 1, with a single access point from Gamble Road. The proposed Lots 2 and 3 are grass -covered with small pine trees. There is a mixture of commercial uses to the east along Chenal Parkway, with a car dealership across Chenal to the south. There is a multifamily development to the west and vacant R-2 zoned property (including floodway) to the north. C. NEIGHBORHOOD COMMENTS: The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Gamble Road is listed on the Master Street Plan as a minor commercial. A dedication of right-of-way to 25 feet from centerline is required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct full street improvement to these streets including 5 -foot sidewalks with planned development. 3. Appropriate handicap ramps will be required per current ADA standards. F, March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A 4. Repair or replace any curb and gutter or sidewalk that is damaged in the Chenal right-of-way prior to occupancy. 5. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. A grading permit and development permit for special flood hazard area is required prior to construction. 8. The minimum Finish Floor elevation of 431feet is required to be shown on plat and grading plans for Lot 3. 9. Stormwater detention ordinance applies to this property. 10. Easements for proposed stormwater detention facilities are required. 11. Easements shown for proposed storm drainage are required. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Legal access to.all lots within the subdivision must be provided. Service easements, if used, must conform to Ord. No. 18031. Variance requests must be accompanied by justifications. 14. Two entrances to parking in front of Lot 2 are not permissible. Redesign in conformance with Ord. No. 18031. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lots 1 and 3. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No objection, a water main extension, at the expense of the developer, may be required to serve Lot 3, on-site fire protection, at the expense of the developer, may be required. 3 March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is on #5 bus route but does not effect bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi -Family for this property. The applicant has applied for a Planned Commercial Development for new office and retail buildings. The property is currently zoned 0-3 General Office. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed three objectives relevant to this case. The first objective is promotion of commercial development to meet the needs of neighborhood residents. The second objective is maintaining as much as possible the existing topography, trees, and green space. The third objective is enhancing the primarily residential character of the community. The plan also states, "Aggressively use Planned Zoning Districts to influence more neighborhood -friendly and better quality developments." Landscape Issues: The on-site street buffer along Gamble Road must not drop below a width of 9 feet. The on-site perimeter landscape strips along the northern and western perimeters must not drop below a width of 6.7 feet. 4 March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A The normally required 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, may not be deemed necessary along the northern perimeter as long as the existing trees remain within the adjacent floodway. A total of eight percent (800 sq. ft.) of the interior of the southern parking lot must be landscaped with interior landscaped islands. The northern vehicular use area will required 1,105 sq. ft. of interior landscaping. To receive credit for interior landscaping, islands must be at least 150 sq. ft. in area and not drop below a width of 7 1.1 ft. An irrigation system to water landscaped areas will be required. Buildina Codes: The building on lot 2, the west elevation will require fire rated wall and limited openings including overhead doors. The type and details would have to be worked out later, there was not enough detail to make specific comments. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed PCD and noted that additional project information was needed. Staff also noted that some additional items needed to be shown on the site plan. The Public Works requirements were discussed. This discussion included internal vehicular circulation and driveway locations along Gamble Road. It was suggested that the southernmost drive along Gamble Road be an exit only drive. The landscaping requirements were also discussed. Bob Brown, of the Planning Staff, noted that some additional landscape areas needed to be shown on the site plan. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. 5 March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A H. ANALYSIS: The applicant submitted a revised site plan to staff on January 10, 2001. The revised plan provides some of the additional notations as required by staff. The applicant also submitted additional project information as requested. The proposed PCD site is located within the Chenal/Financial Center Design Overlay District. The proposed signage, utilities and lighting must conform to the following ordinance standards: 1. Ground -mounted signs must be monument type with a maximum height of 8 feet and a maximum area of 100 square feet. The applicant has proposed two (2) ground -mounted signs (Lots 1 and 2). 2. Lighting must be directed to the parking areas and not reflected onto adjacent parcels or disturb the scenic appearance of the corridor. 3.All lighting and utilities located in front of the rear line of buildings must be underground. Public Works has reviewed the revised site plan and notes concerns with the following issues: 1.No additional right-of-way has been shown for Gamble Road. 2.No sidewalk has been shown along the Gamble Road frontage. 3. Driveway locations 4. Internal circulation 5.No turnaround at the end of Gamble Road Bob Brown, of the Planning Staff, has also reviewed the revised plan and noted the following deficiencies: 1.Landscape buffers required between Lots 1 and 2 and Lots 2 and 3. 2. Additional interior landscaping required for the parking areas within Lot 2. The applicant has noted that he will meet with Public Works and Planning Staffs to resolve these issues prior to the public hearing. The following is the parking analysis for the proposed project: C March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6915-A Parking t ically required Parking provided Lot 1 - 22 spaces 56 spaces (existing) Lot 2 - 66 spaces 61 spaces Lot 3 - 8 spaces 20 spaces Staff is comfortable with the parking plan as proposed. Some of the parking spaces will be lost in order to provide the additional landscaping as noted above. With resolution of the Public Works and Landscape issues as noted, staff supports the proposed PCD zoning. The proposed furniture store for Lot 2 should prove to be a low -traffic commercial use, with the 0-3 uses on Lots 1 and 3 providing adequate transition to the multi -family residential use to the west. Staff feels that the proposed PCD will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Signage, utilities and site lighting must conform to the Chenal/Financial Center Design Overlay District as noted in paragraph H. of this report. 3. The outstanding Public Works issues must be resolved. 4. The outstanding Landscaping issues must be resolved, or the applicant must apply for a variance to the City Beautiful Commission. 5. The proposed dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Staff informed the Commission that the applicant submitted a letter on January 19, 2001 requesting that this application be deferred to the March 8, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 8, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 7 March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont.) STAFF UPDATE: FILE NO.: Z -6915-A The applicant submitted a revised site plan to staff on February 22, 2001. The revised plan was presented to and briefly discussed by the Subdivision Committee on February 15, 2001. Bob Brown, of the Planning Staff, reviewed the revised plan and notes that the deficiencies in landscaping have been corrected. The applicant has provided the additional interior and perimeter landscape areas as required, thereby resolving all landscaping issues. The revised plan shows a reduction in parking due to providing the increased landscape areas. The total number of parking spaces for Lot 2 has been reduced by four (4) spaces, with the number for Lot 3 being reduced by five (5) spaces. Staff supports the parking plan as proposed. Public Works has reviewed the revised site plan and notes that the applicant has not resolved any of the Public Works concerns as noted in paragraph H. of this report. The applicant has mentioned the fact that the section of Gamble Road from the existing drive for this property to the north could be abandoned, which would eliminate Public Works concerns #1 and 3-5. However, as of this writing, the abandonment request has not been made a component of this PCD application. Staff has informed the applicant that the Public Works issues need to be resolved. The applicant has noted that they will continue to work with the adjacent property owner and Public Works regarding the outstanding issues and possible abandonment of Gamble Road. PLANNING COMMISSION ACTION: The staff presented a positive application, as there were no There were no objectors to thi (MARCH 8, 2001) recommendation on this further issues for resolution. s matter. Staff noted that all Public Works issues had been resolved. Staff stated that the applicant amended the application to make the abandonment of the section of Gamble Road, north of the existing driveways, part of the proposal. The applicant also agreed to construct a sidewalk with the service drive along the east property line. Staff noted that the PCD would not be presented to the Board of Directors until the required paperwork for the right-of-way abandonment is submitted to Public Works. 8 March 8, 2001 SUBDIVISION ITEM NO.: A.1 (Cont. FILE NO.: Z -6915-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. D FILE NO.: Z -6915-A NAME: Davis Properties - Short -Form PCD LOCATION: Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: ENGINEER: Davis Properties White-Daters and Associates P. O. Box 241025 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 3.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: O-3 ALLOWED USES: Office PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the northwest corner of Chenal Parkway and Gamble Road from 0-3 to PCD to allow a mixed office/commercial development. The applicant has also filed a Land Use Plan Amendment from Multi -Family to Mixed Use (Item 3.2 on this agenda) for this property. As a component of the PCD, the applicant has also requested a three (3) lot preliminary plat (Item 3 on this agenda). The proposed uses for the lots are as follows: Lot 1 - 0-3 permitted uses Lot 2 - 0-3 permitted uses and furniture store Lot 3 - 0-3 permitted uses The proposed hours of operation are 7:00 a.m. to 9:00 p.m. daily. FILE NO.: Z -6915-A (Cont.) There is an existing two-story brick office building and associated parking areas on Lot 1. This development takes access from Gamble Road across the proposed Lot 2. The proposal for Lot 2 includes a 21,840 square foot building, with parking on the north and south sides. The building will have the appearance of a one-story structure from Chenal Parkway, with a second lower level on the building's north side. The proposal for Lot 3 includes a one-story 3,500 square foot building and associated parking. The applicant notes that the maximum building height will be 45 feet for Lot 2 and 30 feet for Lot 3. Access to Lot 2 will be gained by utilizing driveways from Gamble Road, with an access easement across Lot 2 to serve Lot 3. B. EXISTING CONDITIONS: There is an existing office building and parking on the proposed Lot 1, with a single access point from Gamble Road. The proposed Lots 2 and 3 are grass -covered with small pine trees. There is a mixture of commercial uses to the east along Chenal Parkway, with a car dealership across Chenal to the south. There is a multifamily development to the west and vacant R-2 zoned property (including floodway) to the north. C. NEIGHBORHOOD COMMENTS: The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Gamble Road is listed on the Master Street Plan as a minor commercial. A dedication of right-of-way to 25 feet from centerline is required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct full street improvement to these streets including 5 -foot sidewalks with planned development. 3. Appropriate handicap ramps will be required per current ADA standards. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the Chenal right-of-way prior to occupancy. 2 FILE NO.: Z -6915-A (Cont.) 5. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. A grading permit and development permit for special flood hazard area is required prior to construction. 8. The minimum Finish Floor elevation of 431feet is required to be shown on plat and grading plans for Lot 3. 9. Stormwater detention ordinance applies to this property. 10. Easements for proposed stormwater detention facilities are required. 11. Easements shown for proposed storm drainage are required. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Legal access to all lots within the subdivision must be provided. Service easements, if used, must conform to Ord. No. 18031. Variance requests must be accompanied by justifications. 14. Two entrances to parking in front of Lot 2 are not permissible. Redesign in conformance with Ord. No. 18031. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lots 1 and 3. Entergy: No Comment received. ARILA : No Comment received. Southwestern Bell: No Comment received. Water: No objection, a water main extension, at the expense of the developer, may be required to serve Lot 3, on-site fire protection, at the expense of the developer, may be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is on #5 bus route but does not effect bus radius, turnout and route. 3 FILE NO.: Z -6915-A (Cont. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi -Family for this property. The applicant has applied for a Planned Commercial Development for new office and retail buildings. The property is currently zoned 0-3 General Office. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed three objectives relevant to this case. The first objective is promotion of commercial development to meet the needs of neighborhood residents. The second objective is maintaining as much as possible the existing topography, trees, and green space. The third objective is enhancing the primarily residential character of the community. The plan also states, "Aggressively use Planned Zoning Districts to influence more neighborhood -friendly and better quality developments." Landscape Issues: The on-site street buffer along Gamble Road must not drop below a width of 9 feet. The on-site perimeter landscape strips along the northern and western perimeters must not drop below a width of 6.7 feet. The normally required 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, may not be deemed necessary along the northern perimeter as long as the existing trees remain within the adjacent floodway. A total of eight percent (800 sq. ft.) of the interior of the southern parking lot must be landscaped with interior landscaped islands. The northern vehicular use area will required 1,105 sq. ft. of interior landscaping. To receive credit for interior landscaping, islands must be at least 150 sq. ft. in area and not drop below a width of 7 1-� ft. 4 FILE NO.: Z -6915-A (Cont.) An irrigation system to water landscaped areas will be required. Building Codes: The building on lot 2, the west elevation will require fire rated wall and limited openings including overhead doors. The type and details would have to be worked out later, there was not enough detail to make specific comments. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed PCD and noted that additional project information was needed. Staff also noted that some additional items needed to be shown on the site plan. The Public Works requirements were discussed. This discussion included internal vehicular circulation and driveway locations along Gamble Road. It was suggested that the southernmost drive along Gamble Road be an exit only drive. The landscaping requirements were also discussed. Bob Brown, of the Planning Staff, noted that some additional landscape areas needed to be shown on the site plan. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on January 10, 2001. The revised plan provides some of the additional notations as required by staff. The applicant also submitted additional project information as requested. The proposed PCD site is located within the Chenal/Financial Center Design Overlay District. The proposed signage, utilities and lighting must conform to the following ordinance standards: 1. Ground -mounted signs must be monument type with a maximum height of 8 feet and a maximum area of 100 square feet. The applicant has proposed two (2) ground -mounted signs (Lots 1 and 2) . 5 FILE NO.: Z -6915-A (Cont.) 2. Lighting must be directed to the parking areas and not reflected onto adjacent parcels or disturb the scenic appearance of the corridor. 3. All lighting and utilities located in front of the rear line of buildings must be underground. Public Works has reviewed the revised site plan and notes concerns with the following issues: 1 N additional right-of-way has been shown for Gamble Road. 2.No sidewalk has been shown along the Gamble Road frontage. 3. Driveway locations 4. Internal circulation 5.No turnaround at the end of Gamble Road Bob Brown, of the Planning Staff, has also reviewed the revised plan and noted the following deficiencies: 1.Landscape buffers required between Lots 1 and 2 and Lots 2 and 3. 2. Additional interior landscaping required for the parking areas within Lot 2. The applicant has noted that he will meet with Public Works and Planning Staffs to resolve these issues prior to the public hearing. The following is the parking analysis for the proposed project: Parking typically required Parking provided Lot 1 - 22 spaces 56 spaces (existing) Lot 2 - 66 spaces 61 spaces Lot 3 - 8 spaces 20 spaces Staff is comfortable with the parking plan as proposed. Some of the parking spaces will be lost in order to provide the additional landscaping as noted above. With resolution of the Public Works and Landscape issues as noted, staff supports the proposed PCD zoning. The proposed furniture store for Lot 2 should prove to be a low -traffic commercial use, with the 0-3 uses on Lots 1 and 3 providing adequate transition to the multi -family residential use to the west. Staff feels that the proposed PCD will have no adverse impact on the general area. 0 FILE NO.: Z -6915-A (Cont.) I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Signage, utilities and site lighting must conform to the Chenal/Financial Center Design Overlay District as noted in paragraph H. of this report. 3. The outstanding Public Works issues must be resolved. 4. The outstanding Landscaping issues must be resolved, or the applicant must apply for a variance to the City Beautiful Commission. 5. The proposed dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Staff informed the Commission that the applicant submitted a letter on January 19, 2001 requesting that this application be deferred to the March 8, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 8, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on February 22, 2001. The revised plan was presented to and briefly discussed by the Subdivision Committee on February 15, 2001. Bob Brown, of the Planning Staff, reviewed the revised plan and notes that the deficiencies in landscaping have been corrected. The applicant has provided the additional interior and perimeter landscape areas as required, thereby resolving all landscaping issues. The revised plan shows a reduction in parking due to providing the increased landscape areas. The total number of parking spaces for Lot 2 has been reduced by four (4) spaces, with the number for Lot 3 being reduced by five (5) spaces. Staff supports the parking plan as proposed. Public Works has reviewed the revised site plan and notes that the applicant has not resolved any of the Public Works concerns as noted in paragraph H. of this report. The applicant has mentioned 7 FILE NO.: Z -6915-A (Cont.) the fact that the section of Gamble Road from the existing drive for this property to the north could be abandoned, which would eliminate Public Works concerns #1 and 3-5. However, as of this writing, the abandonment request has not been made a component of this PCD application. Staff has informed the applicant that the Public Works issues need to be resolved. The applicant has noted that they will continue to work with the adjacent property owner and Public Works regarding the outstanding issues and possible abandonment of Gamble Road. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that all Public Works issues had been resolved. Staff stated that the applicant amended the application to make the abandonment of the section of Gamble Road, north of the existing driveways, part of the proposal. The applicant also agreed to construct a sidewalk with the service drive along the east property line. Staff noted that the PCD would not be presented to the Board of Directors until the required paperwork for the right-of-way abandonment is submitted to Public Works. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 8