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HomeMy WebLinkAboutZ-6973-F Staff AnalysisFILE NO.: Z -6973-F NAME: The Village at Colonel Glenn Lot 4 PD -C LOCATION: Located at 12600 Block of Lawson Road DEVELOPER: Terraforma, LLC P.O. Box 13437 Maumelle, AR 72113 P:nlr-INPPP - White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.6 acres NUMBER OF LOTS: 1 CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office FT. NEW STREET: 0 LF PROPOSED ZONING: PD -C PROPOSED USE: 0-3, General Office District and Medical appliance fitting and sales VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a rezoning of approximately 0.6 acres located at 12,607 Lawson Road from 0-3, General Office District to PD -C to add a medical appliance fitting and sales as an allowable use for the site. The development is proposed with 7,425 square feet of building space and 19 parking spaces. A small loading dock for smaller delivery trucks will be located on the southern end of the building. NuMotion specializes in providing mobility solutions for individuals with complex medical mobility limitations. The business supports clients through the equipment evaluation and selection processes, applying for insurance, obtaining necessary medical records along with training for the clients and family on FILE NO.: Z -6973-F (Cont. operating the equipment. No manufacturing will occur within the facility. There will be limited service of the equipment available at this site. B. EXISTING CONDITIONS: The property is wooded with frontage on Lawson Road. The property along the northern boundary is a small cemetery and a property recently approved for an automobile dealership. To the south of the site are single-family homes. Across Lawson Road are single-family homes and a recently constructed General Dollar store. Within the general area there is a contractor's construction office, a small grocery store, a public high school, a convenience store, a number of automobile dealerships and the Baptist School of nursing. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed request. All property owners located within 200 -feet of the site along with the John Barrow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Lawson Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 -feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot sidewalks with the planned development. The new back of curb should be 18 -feet from centerline. 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 does not apply to this property. 5. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for the project. Contact Little Rock Wastewater Utility for additional information. 2 FILE NO.: Z -6973-F (Cont. Enter : Entergy's main line is on the west side of the road (Lawson Road) with some supporting structures on the east side. If anything should require relocation contact Entergy. Costs may be involved if relocation is required. Contact Entergy at 954-5158 for additional information. 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. 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. 3. 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. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. A Capital Investment Charge 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. 7. 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. 8. 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 3 FILE NO_: Z -6973-F (Cont. 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. 9. 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: About 1 Y2 miles from nearest bus stop. Parks and Recreation: No comment received. F. ISS U ESITEC H N ICAL/DESIGN: Planning Division- This request is located in the 65th Street West Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from 0-3 (General Office District) to PDC (Planned District Commercial) to add an additional use to the permitted uses on this site. Master Street Plan: David O Dodd and Lawson Cut-off Roads are Minor Arterials and Lawson Road is a Local Streets on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O Dodd and Lawson Cut-off Roads since they are Minor Arterials. 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 Pian: A Class II Bike Lanes are shown along David O Dodd and Lawson Cut-off Roads, Bike Lanes provide a portion of the pavement for the sole use of bicycles. 4 FILE NO.: Z -6973-F (Cont. Landscape: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. A water source must be located within seventy-five (75) of all landscape areas. 3. Prior to issuance of a building permit, it will be necessary to provide an approved landscape plan prepared by a Design Professional as defined by the City's Landscape Ordinance. 4. The Zoning Ordinance requires a street buffer with an average width of nine and one-half (9'/2) feet. The minimum dimension is to be nine (9) feet. 5. The Zoning Ordinance requires a land use buffer with an average width of nine and one-half (9 '/2) feet on the north and south perimeters where the site abuts residentially zoned or used properties. As a component of the buffer, opaque screening is required. 6. Interior landscape islands at least one hundred -fifty (150) square feet in area and seven and one-half (7 '/2) feet in width are required to comprise at least eight (8) percent of the vehicular use area. The plan appears to be deficient in interior landscaping. 7. A small amount of building landscaping is required. 8. Dumpsters are to be screen to comply with Code requirements. 9. Curb and gutter or another approved border is required to protect landscape areas from vehicular traffic. G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned the location of any proposed dumpsters and the proposed screening materials. Staff also requested information concerning the proposed signage plan including ground and building signage. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Staff also stated the City's Stormwater Detention Ordinance would apply to the development of the site. Staff requested Mr. White provide a letter certifying the sight distance of the proposed driveway to comply with AASHTO Green Book standards. Landscaping comments were addressed. Staff stated the street buffer along Lawson Road should be 9 '/2 -feet and the land use buffer along the northern and southern perimeters was to be 9 -feet. Staff also stated interior landscape islands were to be at least 150 square feet in area and 7 '/z -feet in width. Staff stated 5 ILE NO.: Z -6973-F (Cont. curb, gutter or another approved border was required to protect landscape areas from vehicular traffic. 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 October 23, 2013, Subdivision Committee meeting. The revised site plan includes the placement of a dumpster and notes the screening material. The revised plan also includes the proposed signage plan for the development. The hours of operation proposed are from 7:00 am to 7:00 pm Monday through Saturday. The request is a rezoning of approximately 0.6 acres 0-3, General Office District to PD -C to add medical appliance fitting and sales as an allowable use for the site. The building is proposed containing 7,425 square feet of space. The site plan includes 19 parking spaces. A loading dock with an overhead door for delivery trucks is located on the southern end of the building. The maximum building height proposed is 35 -feet. The request includes a variation in the parking typically required to serve a commercial use within the building. Based on one (1) parking space per 300 gross square feet of floor area a total of 25 parking spaces would typically be required. Based on the parking required for an office use, one (1) parking space per 400 gross square feet of floor area a total of 18 parking spaces would typically be required. Staff is supportive of the parking as proposed. A ground sign is proposed along Lawson Road and building signage is proposed on the fagade fronting Lawson Road. The ground sign is proposed a maximum of six (6) feet in height and sixty-four (64) square feet in area. The building signage will be limited to a maximum of ten (10) percent of the front fagade facing Lawson Road. The plan includes the placement of a dumpster near the loading dock. The screening material of the dumpster is proposed to match the building materials of the structure. A note on the site plan indicates the hours of dumpster service will be limited to daylight hours. The site plan notes screening will be provided along the northern and southern perimeters of the site where adjacent to residentially zoned or used property. The site plan notes options for the screening to include a dense evergreen planting or the placement of an opaque screening fence. The height of the fence will comply with the typical standards of the buffer and screening ordinance. The applicant has indicated the land use and street buffers will comply with the typical standards of City ordinance. 0 FILE NO.: Z -6973-F (Cont. Staff is supportive of the request to rezone the site to add medical appliance fitting and sales as an allowable use while maintaining 0-3, General Office District uses as allowable uses. The business specializes in providing mobility solutions for individuals with medical mobility limitations. The business provides support to their clients by providing equipment evaluation, assisting with the equipment selection, applying for insurance and training the clients on operating the equipment. No manufacturing will occur within the facility. There will be limited service of the equipment available at this site. The equipment is manufactured at an off-site facility and shipped to this location. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the rezoning to allow the addition of the medical appliance fitting and sales will adversely impact the area. 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: (NOVEMBER 14, 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. There was no further discussion of the item. The chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. 7 ITEM NO.: 10. Z -6973-F NAME: The Village at Colonel Glenn Lot 4 PD -C LOCATION: located in the 12600 Block of Lawson 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 October 30, 2013. The Office of Planning and Development must receive the proof of notice no later than November 8, 2013. 2. Provide details of the proposed signage plan including building and ground signage. Provide the location, total height and total sign area of the proposed ground sign. Provide the location and percentage of facade of wall signage. 3. Provide the location of any proposed dumpster facilities. Include a note concerning the required screening of the dumpster. Will the hours of dumpster service be limited to daylight hours? 4. Provide details of any proposed fencing, construction material, total height and location. 5. The cover letter indicates the allowed uses as C-1 uses. Staff feels the request should be limited to the addition of medical appliance sales and fitting. 6. Provide the proposed construction materials for the new building. 7. The property to the north and south are zoned and/or used as residential. Provide the proposed screening mechanism for these perimeters. 8. A minimum of ten percent of the gross planned office district area must be designated as landscaped open space not to be used for streets or parking. Variance/Waivers'. None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Lawson Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 -feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot sidewalks with the planned development. The new back of curb should be 18 -feet from centerline. 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. Item # 10. 4. Stormwater detention does not apply to this property. 5. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for the project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy's main line is on the west side of the road (Lawson Road) with some supporting structures on the east side. If anything should require relocation contact Entergy. Costs may be involved if relocation is required. Contact Entergy at 954-5158 for additional information. 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. 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. 3. 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. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. A Capital Investment Charge 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. 7. 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. 8. 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 Item # 10. 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. 9. 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: About 1 '/z miles from nearest bus stop. Parks and Recreation: No comment received. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from 0-3 (General Office District) to PDC (Planned District Commercial) to add an additional use to the permitted uses on this site. Master Street Plan: David O Dodd and Lawson Cut-off Roads are Minor Arterials and Lawson Road is a Local Streets on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O Dodd and Lawson Cut- off Roads since they are Minor Arterials. 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 II Bike Lanes are shown along David O Dodd and Lawson Cut-off Roads. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Item # 10. Landscape: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. A water source must be located within seventy-five (75) of all landscape areas. 3. Prior to issuance of a building permit, it will be necessary to provide an approved landscape plan prepared by a Design Professional as defined by the City's Landscape Ordinance. 4. The Zoning Ordinance requires a street buffer with an average width of nine and one-half (9'/Z) feet. The minimum dimension is to be nine (9) feet. 5. The Zoning Ordinance requires a land use buffer with an average width of nine and one-half (9 1/2) feet on the north and south perimeters where the site abuts residentially zoned or used properties. As a component of the buffer, opaque screening is required. 6. Interior landscape islands at least one hundred -fifty (150) square feet in area and seven and one-half (7 '/Z) feet in width are required to comprise at least eight (8) percent of the vehicular use area. The plan appears to be deficient in interior landscaping. 7. A small amount of building landscaping is required. 8. Dumpsters are to be screen to comply with Code requirements. 9. Curb and gutter or another approved border is required to protect landscape areas from vehicular traffic. Revised platlplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 30, 2013. Item # 10.