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HomeMy WebLinkAboutPC Minutes for Z-9872 121923December 14, 2023 ITEM NO.: 17 FILE NO.: Z-9872 NAME: Marina Lifestyle Medicine – Revised POD LOCATION: 16913 Cantrell Road DEVELOPER: James B. Taggart (Agent) Taggert Design Group 20 Patricia Lane Little Rock, AR 72205 (501) 580-4341 burt@taggertdesigngroup.com Marina Ivanovsky (Owner) OWNER/AUTHORIZED AGENT: James B. Taggart (Agent) Taggert Design Group 20 Patricia Lane Little Rock, AR 72205 (501) 580-4341 burt@taggertdesigngroup.com Marina Ivanovsky (Owner) Surveyor/Engineer: White Daters 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 AREA: 1.32 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: POD VARIANCE/WAIVERS: None requested. December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise an existing Planned Office Development (POD) at a 1.32 acre property located at 16913 Cantrell Road to allow use of the property as medical office. The office building is proposed to be 7,470 square feet. B. EXISTING CONDITIONS: The property is currently vacant with heavy overbrush and trees. The request is in the Chenal Planning District as well as the Highway 10 Overlay District. Surrounding the application area, northwesterly on the south of Cantrell Road is Suburban Office (SO). To the west is Residential Low Density (RL) with undeveloped tracts and a developed subdivision. To the east of the subject site beyond a PK/OS buffer is an area of Transitional (T) with a mix of small offices and a few residences. The north side of Cantrell Road adjacent to the site has Suburban Office (SO), Commercial (C), and Office (O) uses. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 2. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 3. Whenever access to State Highways is needed for residential or commercial purposes, an access driveway permit is required. These permits are issued December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 3 by the Permit officer for the District in which the driveway will be located. Please contact ARDOT District 6 permit officer at 501-569-2266. 4. A special permit is issued for work on the Arkansas Department of Transportation right of way that is not an access driveway. The permit is issued by the Permit officer for the District in which the special permit is requested. Please contact ARDOT District 6 permit officer at 501-569-2266. 5. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 6. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 7. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 8. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 9. Per City Code 31-210 (e) (1) for arterial streets, the minimum driveway spacing from the property line shall be one hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet. Revise driveway location to meet above requirement accordingly or request a variance from this requirement to the Planning Commission as part of the application for the POD. 10. Cantrell Road is classified as a principal arterial per City’s master street plan with a total one-hundred ten (110) feet of total right of way. Additional right of way beyond existing state right of way shall be dedicated to the City of Little Rock by the property owner to comply with master street plan right of way requirement for a principal arterial. December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 4 11. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 5 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 6 Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 7 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category provides for low intensity development of office or office parks in close proximity to lower density residential areas. To assure compatibility, a Planned Zoning District is required. The application is to rezone from POD to POD for a lifestyle medicine office. Surrounding the application area, northwesterly on the south of Cantrell Road is Suburban Office (SO). The Suburban Office (SO) category provides for low intensity development of office or office parks in close proximity to lower density residential areas. To the west is Residential Low Density (RL) with undeveloped tracts and a developed subdivision. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. To the east of the subject site beyond a PK/OS buffer is an area of Transitional (T) with a mix of small offices and a few residences. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The north side of Cantrell Road adjacent to the site has Suburban Office (SO), Commercial (C), and Office (O) uses. The Office (O) December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 8 category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. This site is in the Highway 10 Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials are roads designed to serve through traffic, and to connect major traffic generators or activity centers within urbanized areas. The standard Right of way of 110 feet is required. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Cantrell Road is on the Master Bike Plan as BIKEWAY I-PATH. Class I Bike Paths are a route designated for the sole use of bicycles that is physically separated from vehicular lanes. Historic Preservation Plan: This property is not a contributing structure and is not located in a Historic District. H. ANALYSIS: The applicant proposes to revise an existing Planned Office Development (POD) at a 1.32 acre property located at 16913 Cantrell Road to allow use of the property as medical office. The proposed office building is to be 7,470 square feet in area, with a height of approximately 19 feet. The property is currently vacant with heavy overbrush and trees. The request is in the Chenal Planning District as well as the Highway 10 Overlay District. Surrounding the application area, northwesterly on the south of Cantrell Road is Suburban Office (SO). To the west is Residential Low Density (RL) with undeveloped tracts and a developed subdivision. To the east of the subject site beyond a PK/OS buffer is an area of Transitional (T) with a mix of small offices and a few residences. The north side of Cantrell Road adjacent to the site has Suburban Office (SO), Commercial (C), and Office (O) uses. The new structure will have a one-hundred-foot building setback from the property line abutting Highway 10. The rear yard setback shall not be less than forty (40) feet and the side yard shall not be less than thirty (30) feet. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The rear and side yards shall have December 14, 2023 ITEM NO.: 17 (Cont.) FILE NO.: Z-9872 9 a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. A screening fence will be required along the east, west and south property lines as a component of the land use buffers. The proposed project generally complies with the Highway 10 Overlay District. The proposed site development plan provides for a paved parking area between the building and the north (Highway 10) property line. The proposed parking area contains 20 parking spaces which will be sufficient to serve the proposed use. There will be a sight access point (24 foot wide driveway) near the northeast corner of the site. There is a creek which runs through the east portion of the property. The proposed building will be set back over 70 feet from the east property line to accommodate this drainage area. A drainage study must be submitted to and approved by the Department of Planning and Development Engineering Division prior to a building permit being issued. The treatment of this drainage/creek area must comply with all City Ordinance requirements. Any dumpster placed on the site must be screened as per Section 36-5 of the code. All site lighting must be low-level and directed away from adjacent properties. All signage on the site must comply with Section 36-555. Staff is in support of the requested POD revision. Staff believes the request is reasonable and that the proposed revised POD use is appropriate for this location. Staff feels that this type of use is within character for the area at this time. The applicant is requesting O-3 permitted uses as alternative uses for the project. I. STAFF RECOMMENDATION: Staff recommends approval of the PCD zoning request subject to compliance with the comments and conditions noted in paragraphs D, E and F, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for Approval. The vote was 10 ayes, 0 nays, and 1 recusal (Russell). The application was approved.