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HomeMy WebLinkAboutZ-7225-A Staff AnalysisFILE NO.: Z -7225-A NAME: Grace Presbyterian Church Long -form POD LOCATION; 9301 Rodney Parham Road DEVELOPER: Grace Presbyterian Church 9301 Rodney Parham Road Little Rock, AR 72205 ENGINEER: The Holloway Firm, Inc. 200 Cassey Drive Maumelle, AR 72113 AREA: 4.5 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family FT. NEW STREET: 0 Single-family and non -conforming church use -•p Church and office use VARIANCES/WAIVERS REQUESTED: A variance to allow an existing sign to be located off premise identifying the use of proposed Lot 1 and located on proposed Lot 2. BACKGROUND: The Little Rock Board of Adjustment reviewed a sign variance to permit a ground - mounted sign, which exceeded the maximum height allowed under Section 36-553 of the Little Rock Code of Ordinances. The applicant proposed the placement of a single ground mounted ten -foot sign with a total area of forty-eight square feet west of the eastern access drive. The application was amended to include the placement of a second sign on the site. The applicant's request to maintain the existing sign location and place the second sign on the site was approved. FILE NO.: Z -7225-A Cont. A. PROPOSAUREQUEST: The site located at 9301 North Rodney Parham Road is currently a single tract of land and occupied by Grace Presbyterian Church. The applicant is proposing to develop the site as a POD to allow the creation of a two -lot plat and the construction of an office building to be leased to the State Presbytery. The applicant has -indicated the new building will be 5,025 square feet and single story. There are no new drives proposed as a part of the development. The existing drive will be platted as an access and utility easement to allow access from the existing church lot to North Rodney Parham Road. The applicant has indicated a sign easement on proposed Lot 2 for an existing sign located on the site identifying the church. Signage will also be placed on proposed Lot 2 identifying the new office use. B. EXISTING CONDITIONS: The site is located south of Rodney Parham Road at the intersection with Reservoir Road. The driveway aligns with the traffic signal at Rodney Parham Road and Reservoir Road. Other uses in the area include a mixture of uses. To the north there is a strip retail center. To the east are office uses with residential uses on the top floor. To the south are duplex units along Rosenlinn Drive and single-family homes located along Burnside and Kordsmeier Court. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls requesting additional information from area residents. All residents who could be identified located within 300 -feet of the site, the Treasure Hills and Santa Fe Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of,the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rodney Parham is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required at all points along the frontage. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 FILE NO.: Z -7225-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 10 -foot underground or a 15 -foot overhead easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Enerc Y: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Plannin : No comment received. CATA: No comment received. F. ISSU ES/TECH NICALIDESIG N: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development for a religious use office building. The request does not require a change to the Land Use Plan. CRY Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the West Markham Neighborhood Action Plan. The Land Use goal lists an action statement of limiting non-residential development to areas shown for non-residential uses on the Future Land Use Plan. 3 FI G. NO.: Z -7225-A (Co Lance: A six (6) foot high opaque with its face side directed outward, or along the southern perimeter of the site. screen, either a wall, or wooden fence dense evergreen plantings, is required An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development indicating additional items were needed to complete the review process. Staff requested additional information related to the proposed preliminary plat. Staff requested the applicant provide the means of wastewater disposal, the source of water and details of any proposed fencing. Staff also requested the applicant indicated any proposed dumpster on the site. Public Works comments were discussed. Staff stated Rodney Parham Road was classified on the Master Street Plan as a minor arterial and dedication of right-of-way 45 -feet from the centerline would be required. Staff also stated any damaged sidewalks or curb and gutter must be repaired prior to occupancy. Landscaping comments were addressed. Staff stated a six (6) foot high screen would be required along the southern perimeter of the site adjacent to residentially zoned properties. Staff also stated irrigation would be required to water landscaped areas. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat and revised preliminary site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has indicated no new fencing will be added as a result of the project. The applicant has indicated screening will be added along the southern property line as required by the zoning ordinance to screen adjoining single-family zoned properties. The applicant has indicated no new dumpsters will be added to the site as a result of the new construction of the 5,025 square foot office building. The proposed development includes the construction of a new office building to serve as the State Offices of the Presbyterian Church. The proposed new office 4 FILE NO.: Z -7225-A (Cont. building will be constructed in the same architectural style and building materials as the existing church. The applicant has indicated construction of twenty-nine new parking spaces as well. Typical minimum parking requirements for an office building of this size would be twelve parking spaces. The proposed new parking is more than adequate to serve the new building. There is existing parking located on the site for the church facility and the site will provide a cross access parking agreement between the two lots. This should minimize any concerns of parking on the site and any potential future problems, which may arise concerning parking between the two lots. The applicant has indicated an existing sign will be located on proposed Lot 2. The applicant has indicated a sign easement to allow the sign to remain and is requesting a variance to allow an off premise sign. Staff is supportive of this request. Staff feels the existing sign is located in an area that will cause minimal to no adverse impact on the proposed lot. The applicant has not indicated proposed signage details concerning signage for the proposed office building located on proposed Lot 2. Staff recommends this signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. The area has not been final platted and is held in a metes and bounds legal description. Otherwise, to staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated the new construction adjacent to Rodney Parham Road away from the residential properties located to the south. The applicant has indicated construction of a single -story building, which should minimize the impact on the adjoining homes. The applicant has indicated building setbacks more than adequate to meet typical setbacks for office zoned properties and buffers adequate to meet the minimum required buffers for office properties adjacent to single-family properties. Staff feels the proposed development should have minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff recommends approval of the requested variance to allow an off premise sign on proposed Lot 2 to serve proposed Lot 1. 5 FILE NO.: Z -7225-A Cont. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation that signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area and a recommendation of approval of the requested variance to allow an off premise sign on proposed Lot 2 to serve proposed Lot 1. Staff also presented a recommendation of approval of the requested variance to allow an off premise sign for the proposed development. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. A March 11, 2004 ITEM NO.: 25 NAME: Grace Presbyterian Church Long -form POD LOCATION: 9301 Rodney Parham Road DEVELOPER: Grace Presbyterian Church 9301 Rodney Parham Road Little Rock, AR 72205 ENGINEER: The Holloway Firm, Inc. 200 Cassey Drive Maumelle, AR 72113 AREA: 4.5 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family FILE NO.: Z -7225-A FT. NEW STREET: 0 Single-family and non -conforming church use • Church and office use VARIANCESMAIVERS REQUESTED: A variance to allow an existing sign to be located off premise identifying the use of proposed Lot 1 and located on proposed Lot 2. BACKGROUND: The Little Rock Board of Adjustment reviewed a sign variance to permit a ground - mounted sign, which exceeded the maximum height allowed under Section 36-553 of the Little Rock Code of Ordinances. The applicant proposed the placement of a single ground mounted ten -foot sign with a total area of forty-eight square feet west of the eastern access drive. The application was amended to include the placement of a second sign on the site. The applicant's request to maintain the existing sign location and place the second sign on the site was approved. March 11, 2004 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z -7225-A A. PROPOSAL/REQUEST: The site located at 9301 North Rodney Parham Road is currently a single tract of land and occupied by Grace Presbyterian Church. The applicant is proposing to develop the site as a POD to allow the creation of a two -lot plat and the construction of an office building to be leased to the State Presbytery. The applicant has indicated the new building will be 5,025 square feet and single story. There are no new drives proposed as a part of the development. The existing drive will be platted as an access and utility easement to allow access from the existing church lot to North Rodney Parham Road. The applicant has indicated a sign easement on proposed Lot 2 for an existing sign located on the site identifying the church. Signage will also be placed on proposed Lot 2 identifying the new office use. B. EXISTING CONDITIONS: The site is located south of Rodney Parham Road at the intersection with Reservoir Road. The driveway aligns with the traffic signal at Rodney Parham Road and Reservoir Road. Other uses in the area include a mixture of uses. To the north there is a strip retail center. To the east are office uses with residential uses on the top floor. To the south are duplex units along Rosenlinn Drive and single-family homes located along Burnside and Kordsmeier Court. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls requesting additional information from area residents. All residents who could be identified located within 300 -feet of the site, the Treasure Hills and Santa Fe Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rodney Parham is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required at all points along the frontage. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 March 11, 2004 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z -7225-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 10 -foot underground or a 15 -foot overhead easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning_: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development for a religious use office building. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the West Markham Neighborhood Action Plan. The Land Use goal lists an action statement of limiting non-residential development to areas shown for non-residential uses on the Future Land Use Plan. 3 March 11, 2004 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z -7225-A Landscape: A six (6) foot high opaque with its face side directed outward, or along the southern perimeter of the site. screen, either a wall, or wooden fence dense evergreen plantings, is required An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development indicating additional items were needed to complete the review process. Staff requested additional information related to the proposed preliminary plat. Staff requested the applicant provide the means of wastewater disposal, the source of water and details of any proposed fencing. Staff also requested the applicant indicated any proposed dumpster on the site. Public Works comments were discussed. Staff stated Rodney Parham Road was classified on the Master Street Plan as a minor arterial and dedication of right-of-way 45 -feet from the centerline would be required. Staff also stated any damaged sidewalks or curb and gutter must be repaired prior to occupancy. Landscaping comments were addressed. Staff stated a six (6) foot high screen would be required along the southern perimeter of the site adjacent to residentially zoned properties. Staff also stated irrigation would be required to water landscaped areas. 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 preliminary plat and revised preliminary site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has indicated no new fencing will be added as a result of the project. The applicant has indicated screening will be added along the southern property line as required by the zoning ordinance to screen adjoining single-family zoned properties. The applicant has indicated no new dumpsters will be added to the site as a result of the new construction of the 5,025 square foot office building. 2 March 11, 2004 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z -7225-A The proposed development includes the construction of a new office building to serve as the State Offices of the Presbyterian Church. The proposed new office building will be constructed in the same architectural style and building materials as the existing church. The applicant has indicated construction of twenty-nine new parking spaces as well. Typical minimum parking requirements for an office building of this size would be twelve parking spaces. The proposed new parking is more than adequate to serve the new building. There is existing parking located on the site for the church facility and the site will provide a cross access parking agreement between the two lots. This should minimize any concerns of parking on the site and any potential future problems, which may arise concerning parking between the two lots. The applicant has indicated an existing sign will be located on proposed Lot 2. The applicant has indicated a sign easement to allow the sign to remain and is requesting a variance to allow an off premise sign. Staff is supportive of this request. Staff feels the existing sign is located in an area that will cause minimal to no adverse impact on the proposed lot. The applicant has not indicated proposed signage details concerning signage for the proposed office building located on proposed Lot 2. Staff recommends this signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. The area has not been final platted and is held in a metes and bounds legal description. Otherwise, to staff's knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated the new construction adjacent to Rodney Parham Road away from the residential properties located to the south. The applicant has indicated construction of a single -story building, which should minimize the impact on the adjoining homes. The applicant has indicated building setbacks more than adequate to meet typical setbacks for office zoned properties and buffers adequate to meet the minimum required buffers for office properties adjacent to single-family properties. Staff feels the proposed development should have minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff recommends approval of the requested variance to allow an off premise sign on proposed Lot 2 to serve proposed Lot 1. 41 March 11, 2004 SUBDIVISION ITEM NO.: 25(Cont.)FILE NO.: Z -7225-A PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation that signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area and a recommendation of approval of the requested variance to allow an off premise sign on proposed Lot 2 to serve proposed Lot 1. Staff also presented a recommendation of approval of the requested variance to allow an off premise sign for the proposed development. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. D ITEM NO.: 25 FILE NO.: Z -7225-A NAME: Grace Presbyterian Church Lang -form PO� LOCATION: 9301 North Rodney Parham Road Planning Staff Comments - 4fide notifi�caa iorr-of property owners located within 200 -feet of the site, complete with the certi'fEed-abslfract list, notice form with affidavit executed and proof of mailing. 2. Provide the name/address and source of title of the landowner on the proposed preliminary plat. 3. Provide the proposed source of water on the proposed preliminary plat. 4. Provide the means of wastewater disposal on the proposed preliminary plat. 5. Provide the proposed front yard building line on the proposed preliminary plat. 6. Provide the total building area of the new building on the proposed site plan. 7. Provide details of any proposed signage (height/area/location) on the proposed site plan. 8. Provide details of any proposed fencing (height/location/construction material) on the proposed site plan. 9. Provide the hours of operation in the general notes section of the proposed site plan. 10. Provide the estimated number of employees in the general notes section of the proposed site plan. 11. Provide the maximum building height in the general notes section of the proposed site plan. 12. Will there be a dumpster located on the site? If so indicate the location along with a note concerning screening on the proposed site plan. 13. Locate all existing signs and provide a sign easement, if necessary on the newly created lot for signage related to Lot 1. VarianceMaivers: None requested. Public Works: 1. Rodney Parham is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required at all points along the frontage. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received- Central Arkansas Water. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development for a religious use office building. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the West Markham Neighborhood Action Plan. The Land Use goal lists an action statement of limiting non-residential development to areas shown for non-residential uses on the Future Land Use Plan. Landscape: A six (6) foot high opaque screen, either a wall, or wooden fence wth its face side directed outward, or dense evergreen plantings, is required along the southern perimeter of the site. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004. CPO"' vwt