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HomeMy WebLinkAboutZ-7326 Staff AnalysisDecember 19, 2002 ITEM NO.: NAME: Lieblong Short -form PD -O LOCATION: 12900 Crystal Valley Road DEVELOPER: Daniel Lieblong 12900 Crystal Valley Road Little Rock, AR 72209 AREA: 1.57 Acres CURRENT ZONING ENGINEER: Troy Laha 6602 Baseline Road Suite E Little Rock, AR 72209 NUMBER OF LOTS: 1 R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -0 PROPOSED USE: Dentist Office FILE NO.: Z-7326 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone the site from R-2, Single-family to PD -0 to allow the construction of a new one-story building (3680 square feet), with a full basement, to house a dental office for one (1) dentist. The applicant has indicated 18 parking spaces to be located adjacent to Crystal Valley Road. The applicant has also indicated a drive to extend to the rear of the structure and space for parking of two (2) vehicles. The applicant has indicated the doctor and a staff person will utilize the two (2) rear spaces. December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-7326 The applicant proposes the placement of a single four (4) foot high by six (6) foot wide lighted sign located near the southern driveway in the landscaped area. The applicant has indicated there will not be a dumpster located on the site. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The applicant has also indicated any site lighting will be low level and directional, aimed away from residentially zoned properties. B. EXISTING CONDITIONS: The site is a vacant site with a scattering of trees. The site is a steep site, sloping from the northeast to the. southwest. There are new single-family homes located to the north of the site and a single-family subdivision located to the west of the site. Street improvements have been made to Crystal Valley Road adjacent to the single-family subdivision, on the west side of Crystal Valley Road, complete with sidewalk but no street improvements have been made adjacent to the subject site. Other uses in the area include a used car dealership, a church, an auto repair center and new construction of a car dealership all located on Stagecoach Road near the intersection of Crystal Valley Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Provide design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including a 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 5. Grading permits will be required for this development. 6. The Stormwater Detention Ordinance applies to this property. 2 December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-7326 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main available, not adversely affected. ENTERGY: No comment received. Center -Point Energy_ No comment received. Southwestern Bell-, Approved as submitted. Central Arkansas Water: Due to the nature of the processes used in this facility (dental office), installation of an approved reduced pressure zone backflow preventer assembly installed prior to the first outlet will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is not located on a "dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development for a dentist office consistent with Suburban Office. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal supports limiting office developments to the "heart" of the study area located on Stagecoach Road between Baseline and Otter Creek Roads. Landscape: The proposed land use buffer along a portion of the northern perimeter drops below the nine (9) foot minimum allowed at any given point. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings will be required along the northern, southern and eastern perimeter of the site. 3 December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-7326 Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Mr. Troy Laha, Laha Engineers, was present representing the applicant. Staff presented an overview of the proposed development indicating the property was shown on the Future Land Use Plan for a suburban office type use. Staff stated there were additional items which would need to be shown on the proposed site plan. Staff requested the applicant indicate the days and hours of operation, any proposed signage, the number of doctors and the number of employees and any proposed dumpster location. There was a general discussion concerning the parking lot placement. The Committee noted with the proximity to residential housing, the parking placement in the rear or to the side of the structure would be a better alternative from a design standpoint. Staff stated the building should also have a residential character as well. Mr. Laha stated he would explore the alternative of moving the parking area. He stated with the topography of the site the parking in the front of the structure would be the most feasible and would not be as unsightly from the road as one might think. Public Works comments were addressed. Staff stated the proposed right-of-way dedication would be 45 -feet from the centerline of Crystal Valley Road per the Master Street Plan requirement. Staff stated all driveways were to be concrete aprons per City Ordinance. Staff stated the Stormwater Detention Ordinance would apply to the site therefore, the applicant would be required to provide on- site detention. Landscaping comments were addressed. Staff stated some of the areas proposed as land use buffers dropped below the minimum nine (9) feet required per the Zoning Ordinance. Staff stated screening would be required along the eastern, northern and southern boundaries of the site. Staff also stated curb and gutter, or another approved border, would be required to protect the landscaped areas from vehicular traffic. Staff stated the applicant would be required an irrigation system to water landscaped areas as well. Staff noted comments from Central Arkansas Water stating the applicant should contact the water department for additional information. There were no further issues for discussion. The Committee, then forwarded the item to the full Commission for final action. 4 December 19, 2002 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z-7326 H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has indicated a nine (9) foot wide landscape buffer along the northern property line as required per the zoning ordinance. The applicant has also indicated street improvements would be made to Crystal Valley Road per the Master Street Plan requirement. The revised site plan indicates the required dedication of right-of-way and the planned five (5) foot sidewalk. The applicant has also indicated on-site detention as per the Stormwater Detention Ordinance. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The proposed hours are consistent with a dentist office use. The applicant has indicated fencing along the north and east property lines. The fencing is proposed as a six (6) foot wooden fence with the face side directed outward. The applicant has also indicated a nine (9) foot wide landscape buffer along the northern perimeter of the site and landscaping along the street right-of- way. The applicant proposes to retain some existing trees on the site per the recommendation of the City Beautiful Commission. The applicant proposes the placement of eighteen (18) parking spaces on the site along with two additional spaces near the rear of the structure. The typical minimum parking requirement for a dentist office with one doctor would be six (6) spaces (one space per doctor). The proposed parking is more than sufficient to meet the typical minimum parking requirement. The applicant proposes the placement of one development sign to be located near the driveway in the front landscaped area. The proposed signage is consistent with signage allowed in office zones or four (4) foot in height and six (6) feet in width or twenty-four (24) square feet in area. Staff is supportive of the proposed development. The applicant has revised the site plan to lessen any negative impact on the single-family to the west and to the north of the site. The single -story office building, which will appear residential in character, should blend with the neighborhood. The applicant has indicated site lighting will be directional, aimed away from residentially zoned properties. The request is consistent with the City's Future Land Use Plan, Suburban Office. Otherwise, to Staffs knowledge Ahere are no outstanding issues associated with the proposed request. 5 December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-7326 1. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Office to allow the construction of a dentist office on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) Dr. Lieblong and Troy Laha were present representing the application. There were objectors registered to speak on the issue. Staff questioned if the objectors were still present. The Chairman indicated only one, Ms. Janet Berry of Southwest United for Progress. Ms. Berry stated she had indicated on the card she did not wish to address the Commission concerning the issue. Staff presented a recommendation of approval of the proposed development. Staff stated they had received a letter stating opposition to the proposed development and referenced the Bill of Assurance. Staff stated the Commission did not normally undertake Bill of Assurance issues. Staff stated they recommended approval of the request subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion concerning the application. A motion was made to approve the development as proposed. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. R FILE NO.: Z-7326 NAME: Lieblong Short -form PD -0 LOCATION: 12900 Crystal Valley Road DEVELOPER: Daniel Lieblong 12900 Crystal Valley Road Little Rock, AR 72209 ENGINEER: Troy Laha 6602 Baseline Road Suite E Little Rock, AR 72209 AREA: 1.57 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -0 PROPOSED USE: Dentist Office FT. NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site from R-2, Single-family to PD -0 to allow the construction of a new one-story building (3680 square feet), with a full basement, to house a dental office for one (1) dentist. The applicant has indicated 18 parking spaces to be located adjacent to Crystal Valley Road. The applicant has also indicated a drive to extend to the rear of the structure and space for parking of two (2) vehicles. The applicant has indicated the doctor and a staff person will utilize the two (2) rear spaces. FILE ND.: Z-7326 Cont. The applicant proposes the placement of a single four (4) foot high by six (6) foot wide lighted sign located near the southern driveway in the landscaped area. The applicant has indicated there will not be a dumpster located on the site. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The applicant has also indicated any site lighting will be low level and directional, aimed away from residentially zoned properties. B. EXISTING CONDITIONS: The site is a vacant site with a scattering of trees. The site is a steep site, sloping from the northeast to the southwest. There are new single-family homes located to the north of the site and a single-family subdivision located to the west of the site. Street improvements have been made to Crystal Valley Road adjacent to the single-family subdivision, on the west side of Crystal Valley Road, complete with sidewalk but no street improvements have been made adjacent to the subject site. Other uses in the area include -a used car dealership, a church, an auto repair center and new construction of a car dealership all located on Stagecoach Road near the intersection of Crystal Valley Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Provide design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including a 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 5. Grading permits will be required for this development. 6. The Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main available, not adversely affected. 2 FILE NO.: Z-7326 Cont. ENTERGY: No comment received. Center -Point Energy No comment received. Southwestern Bell: Approved as submitted. Central Arkansas Water: Due to the nature of the processes used in this facility (dental office), installation of an approved reduced pressure zone backflow preventer assembly installed prior to the first outlet will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. County Planning; No comment received. CATA:Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development for a dentist office consistent with Suburban Office. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal supports limiting office developments to the "heart" of the study area .,located on Stagecoach Road between Baseline and Otter Creek Roads. Landscape: The proposed land use buffer along a portion of the northern perimeter drops below the nine (9) foot minimum allowed at any given point. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings will be required along the northern, southern and eastern perimeter of the site. Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. An irrigation system to water landscaped areas will be required. K FILE NO.: Z-7326 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Mr. Troy Laha, Laha Engineers, was present representing the applicant. Staff presented an overview of the proposed development indicating the property was shown on the Future Land Use Plan for a suburban office type use. Staff stated there were additional items which would need to be shown on the proposed site plan. Staff requested the applicant indicate the days and hours of operation, any proposed signage, the number of doctors and the number of employees and any proposed dumpster location. There was a general discussion concerning the parking lot placement. The Committee noted with the proximity to residential housing, the parking placement in the rear or to the side of the structure would be a better alternative from a design standpoint. Staff stated the building should also have a residential character as well. Mr. Laha stated he would explore the alternative of moving the parking area. He stated with the topography of the site the parking in the front of the structure would be the most feasible and would not be as unsightly from the road as one might think. Public Works comments were addressed. Staff stated the proposed right-of-way dedication would be 45 -feet from the centerline of Crystal Valley Road per the Master Street Plan requirement. Staff stated all driveways were to be concrete aprons per City Ordinance. Staff stated the Stormwater Detention Ordinance would apply to the site therefore, the applicant would be required to provide on- site detention. Landscaping comments were addressed. Staff stated some of the areas proposed as land use buffers dropped below the minimum nine (9) feet required per the Zoning Ordinance. Staff stated screening would be required along the eastern, northern and southern boundaries of the site. Staff also stated curb and gutter, or another approved border, would be required to protect the landscaped areas from vehicular traffic. Staff stated the applicant would be required an irrigation system to water landscaped areas as well. Staff noted comments from Central Arkansas Water stating the applicant should contact the water department for additional information. There were no further issues for discussion. The Committee, then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has indicated a nine (9) foot wide landscape buffer along the northern property line as required per the zoning ordinance. 4 NO.: Z-7326 The applicant has also indicated street improvements would be made to Crystal Valley Road per the Master Street Plan requirement. The revised site plan indicates the required dedication of right-of-way and the planned five (5) foot sidewalk. The applicant has also indicated on-site detention as per the Stormwater Detention Ordinance. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The proposed hours are consistent with a dentist office use. The applicant has indicated fencing along the north and east property lines. The fencing is proposed as a six (6) foot wooden fence with the face side directed outward. The applicant has also indicated a nine (9) foot wide landscape buffer along the northern perimeter of the site and landscaping along the street right-of- way. The applicant proposes to retain some existing trees on the site per the recommendation of the City Beautiful Commission. The applicant proposes the placement of eighteen (18) parking spaces on the site along with two additional spaces near the rear of the structure. The typical minimum parking requirement for a dentist office with one doctor would be six (6) spaces (one space per doctor). The proposed parking is more than sufficient to meet the typical minimum parking requirement. The applicant proposes the placement of one development sign to be located near the driveway in the front landscaped area. The proposed signage is consistent with signage allowed in office zones or four (4) foot in height and six (6) feet in width or twenty-four (24) square feet in area. Staff is supportive of the proposed development. The applicant has revised the site plan to lessen any negative impact on the single-family to the west and to the north of the site. The single -story office building, which will appear residential in character, should blend with the,, neighborhood. The applicant has indicated site lighting will be directional,, aimed away from residentially zoned properties. The request is consistent with the City's Future Land Use Plan, Suburban Office. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Office to allow the construction of a dentist office on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 5 FILE NO.- Z-7326 (Cont. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) Dr. Lieblong and Troy Laha were present representing the application. There were objectors registered to speak on the issue. Staff questioned if the objectors were still present. The Chairman indicated only one, Ms. Janet Berry of Southwest United for Progress. Ms. Berry stated she had indicated on the card she did not wish to address the Commission concerning the issue. Staff presented a recommendation of approval of the proposed development. Staff stated they had received a letter stating opposition to the proposed development and referenced the Bill of Assurance. Staff stated the Commission did not normally undertake Bill of Assurance issues. Staff stated they recommended approval of the request subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion concerning the application. A motion was made to approve the development as proposed. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. 0 December 19, 2002 ITEM NO.: 5 FILE NO.; Z-7326 NAME: Lieblong Short -form PD -O LOCATION: 12900 Crystal Valley Road DEVELOPER: ENGINEER: Daniel Lieblong Troy Laha 12900 Crystal Valley Road 6602 Baseline Road Suite E Little Rock, AR 72209 Little Rock, AR 72209 AREA: 1.57 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -0 PROPOSED USE: Dentist Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site from R-2, Single-family to PD -O to allow the construction of a new one-story building (3680 square feet), with a full basement, to house a dental "office for one (1) dentist. The applicant has indicated 18 parking spaces to be located adjacent to Crystal Valley Road. The applicant has also indicated a drive to extend to the rear of the structure and space for parking of two (2) vehicles. The applicant has indicated the doctor and a staff person will utilize the two (2) rear spaces. December 19, 2002 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-7326 The applicant proposes the placement of a single four (4) foot high by six (6) foot wide lighted sign located near the southern driveway in the landscaped area. The applicant has indicated there will not be a dumpster located on the site. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The applicant has also indicated any site lighting will be low level and directional, aimed away from residentially zoned properties. B. EXISTING CONDITIONS: /11 The site is a vacant site with a scattering of trees. The site is a steep site, sloping from the northeast to the. southwest. There are new single-family homes located to the north of the site and a single-family subdivision located to the west of the site. Street improvements have been made to Crystal Valley Road adjacent to the single-family subdivision, on the west side of Crystal Valley Road, complete with sidewalk but no street improvements have been made adjacent to the subject site. Other uses in the area include a used car dealership, a church, an auto repair center and new construction of a car dealership all located on Stagecoach Road near the intersection of Crystal Valley Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Provide design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including a 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 5. Grading permits will be required for this development. 6. The Stormwater Detention Ordinance applies to this property. 2 December 19, 2002 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-7326 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F Little Rock Wastewater: Sewer main available, not adversely affected. ENTERGY: No comment received. Center -Point Energy: No comment received. Southwestern Bell: Approved as submitted. Central Arkansas Water: Due to the nature of the processes used in this facility (dental office), installation of an approved reduced pressure zone backflow preventer assembly installed prior to the first outlet will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is not located on a `dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning _Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development for a dentist office consistent with Suburban Office. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal supports limiting office developments to the "heart" of the study area located on Stagecoach Road between Baseline and Otter Creek Roads. Landscape- The proposed land use buffer along a portion of the northern perimeter drops below the nine (9) foot minimum allowed at any given point. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings will be required along the northern, southern and eastern perimeter of the site. 3 December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont) FILE NO.: Z-7326 Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Mr. Troy Laha, Laha Engineers, was present representing the applicant. Staff presented an overview of the proposed development indicating the property was shown on the Future Land Use Plan for a suburban office type use. Staff stated there were additional items which would need to be shown on the proposed site plan. Staff requested the applicant indicate the days and hours of operation, any proposed signage, the number of doctors and the number of employees and any proposed dumpster location. There was a general discussion concerning the parking lot placement. The Committee noted with the proximity to residential housing, the parking placement in the rear or to the side of the structure would be a better alternative from a design standpoint. Staff stated the building should also have a residential character as well. Mr. Laha stated he would explore the alternative of moving the parking area. He stated with the topography of the site the parking in the front of the structure would be the most feasible and would not be as unsightly from the road as one might think. Public Works comments were addressed. Staff stated the proposed right-of-way dedication would be 45 -feet from the centerline of Crystal Valley Road per the Master Street Plan requirement. Staff stated all driveways were to be concrete aprons per City Ordinance. Staff stated the Stormwater Detention Ordinance would apply to the site therefore, the applicant would be required to provide on- site detention. Landscaping comments were addressed. Staff stated some of the areas proposed as land use buffers dropped below the minimum nine (9) feet required per the Zoning Ordinance. Staff stated screening would be required along the eastern, northern and southern boundaries of the site. Staff also stated curb and gutter, or another approved border, would be required to protect the landscaped areas from vehicular traffic. Staff stated the applicant would be required an irrigation system to water landscaped areas as well. Staff noted comments from Central Arkansas Water stating the applicant should contact the water department for additional information. There were no further issues for discussion. The Committee, then forwarded the item to the full Commission for final action. 4 December 19, 2002 SUBDIVISION ITEM NO.: 5 (Cont. H. ANALYSIS: FILE NO.: Z-7326 The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has indicated a nine (9) foot wide landscape buffer along the northern property line as required per the zoning ordinance. The applicant has also indicated street improvements would be made to Crystal Valley Road per the Master Street Plan requirement. The revised site plan indicates the required dedication of right-of-way and the planned five (5) foot sidewalk. The applicant has also indicated on-site detention as per the Stormwater Detention Ordinance. The applicant proposes the days and hours of operation to be 7:00 am to 9:00 pm Monday through Saturday. The proposed hours are consistent with a dentist office use. The applicant has indicated fencing along the north and east property lines. The fencing is proposed as a six (6) foot wooden fence with the face side directed outward. The applicant has also indicated a nine (9) foot wide landscape buffer along the northern perimeter of the site and landscaping along the street right-of- way. The applicant proposes to retain some existing trees on the site per the recommendation of the City Beautiful Commission. The applicant proposes the placement of eighteen (18) parking spaces on the site along with two additional spaces near the rear of the structure. The typical minimum parking requirement for a dentist office with one doctor would be six (6) spaces (one space per doctor). The proposed parking is more than sufficient to meet the typical minimum parking requirement. The applicant proposes the placement of one development sign to be located near the driveway in the front landscaped area. The proposed signage is consistent with signage allowed in office zones or four (4) foot in height and six (6) feet in width or twenty-four (24) square feet in area. Staff is supportive of the proposed development. The applicant has revised the site plan to lessen any negative impact on the single-family to the west and to the north of the site. The single -story office building, which will appear residential in character, should blend with the neighborhood. The applicant has indicated site lighting will be directional, aimed away from residentially zoned properties. The request is consistent with the City's Future Land Use Plan, Suburban Office. Otherwise, to Staff's knowledge :there are no outstanding issues associated with the proposed request. 5 December 19, 2002 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-7326 STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Office to allow the construction of a dentist office on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. A (�� � �ovl�e be 21, 2002 �S bdlvislon Committee Comments -' ��, LJ Item No. 5 Z-7326 teblong Short -form PD -O, located at 12900 Crystal Valley Road v� Planning Staff Comments: �NJ* 1. Provide the maximum building height in the general notes. for 2. is the applicant requesting any alternative uses the site. 4 y 3. Will the proposed development include only the northern two (2) lots or will all four (4) lots be included in the PD -O. 4. Will there be any signage as a part of the proposed development? If so, indicated on the site 5. plan the location .along with details (heightlarea). Provide the doctors and the number of employees. number of 6. Provide the days and hours of operation. 7. Will there be a dumpster located on the site. If so, locate on the proposed site plan along with the required screening (at least 2 -feet above the finished height of the receptacle). 8. Provide the total square footage of the proposed building in the general notes on the site plan. 9. Provide the maximum building height in the general notes on the proposed site plan. 10. Provide dimensions of building setbacks from all property lines. 11. Provide existing right-of-way and new right-of-way for Crystal Valley Road. 12. Any site lighting must be low level and directional away from residentially zoned property. 13. Provide notification of property owners located within 200 -feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. p„hl;.. UVnrlrc• 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Provide design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 5. Grading permits will be required for this development. 6. The Stormwater Detention Ordinance applies to this property. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main available, not adversely affected. ENTERGY: No comment received. Center -Point Energy: No comment received. Southwestern Bell: Approved as submitted. 0 Central Arkansas Water: Due to the nature of the processes used in this facility (dental office), installation of an approved reduced pressure zone backflow preventer assembly installed prior to the first outlet will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. Countv Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development for a dentist office. The request is consistent with the POD part of Suburban Office. Landscape: The proposed land use buffer along a portion of the northern perimeter drops below the nine (9) foot minimum allowed at any given point. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings will be required along the northern, southern and eastern perimeter of the site. Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/revised site plan (to include the additional information as noted above) to staff on Wednesday, November 27, 2002.