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HomeMy WebLinkAboutZ-8406 Staff AnalysisFILE NO.: Z-8406 NAME: Kitchens Clinic Short -form POD LOCATION: Located at 14104 Taylor Loop Road DEVELOPER: CJ Cropper 5507 Ranch Drive, Suite 201 Little Rock, AR 72223 FNC,'INFFR- Rickett Engineering, Inc. P.O. Box 242862 Little Rock, AR 72223 AREA: 1.16 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential 0 Dental Clinic VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant is proposing a rezoning of this site from R-2, Single-family to POD, Planned Office Development, to allow the construction of a new dental clinic on the property. The building is proposed to contain 7,500 square feet with a proposed expansion area of 5,000 square feet. The site _plan indicates the construction of 37 parking spaces. Access to the site is proposed from Taylor Loop Road with a drive located along the northern perimeter. A single ground mounted monument sign is proposed within the front yard landscape area consistent with signage allowed in office zones. FILE NO.: Z-8406 (Cont. B. EXISTING CONDITIONS: The site has a number of trees and a berm located midway back from Taylor Loop Road. Taylor Loop Road was recently constructed to Master Street Plan standard along the property frontage through a bond project. North of the site is a veterinarian clinic and south of the site is a property zoned PD-C which is currently vacant but was most recently used as a beauty salon and the owners residence. East of the property, across Taylor Loop Road, are single-family homes and west of the property is a commercial building which was most recently a furniture store. The Westchester Subdivision is located to the southwest of the site and the Secluded Hills Subdivision is located to the east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Westchester Property Owners Association and the Secluded Hills Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention ordinance applies to this property. Show the proposed drainage path from the outfall onto and across adjacent properties. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This l: FILE NO.: Z-8406 (Cont. assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES[TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning for Kitchens Clinic Short -form Planned Office Development. The application is for Office use. The requested use does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is a Minor Arterial. 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 Taylor Loop Road since it is a Minor Arterial. This street may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average eighteen (18) foot wide street buffer and in no case less than nine (9) feet wide on Taylor Loop Road. 3. An automatic irrigation system will be required to water all of the newly landscaped areas. 3 FILE NO.: Z-8406 (Cont. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Mark Rickett was present representing the applicant. Staff stated the site was located south of a veterinarian clinic and north of Enoch's Beauty Salon. Staff requested Mr. Rickett provide the days and hours of operation, the number of doctors before and after the expansion, the proposed signage (both building and ground mounted and the maximum building height). Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated a grading permit would be required if the disturbed area was more than one acre. Staff noted comments and concerns from the adjacent Westchester Subdivision concerning drainage. Landscaping comments were addressed. Staff stated a street buffer of 18 feet was required. Staff also stated interior landscaping of the parking lot area would be required as per the Landscape Ordinance. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being 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 site plan to staff addressing the issues raised at the October 9, 2008, Subdivision Committee meeting. A note on the revised plan indicates initially there will be two doctors with a maximum of three doctors in the future. The days and hours of operation are proposed from 8:00 am to 5:00 pm Monday through Friday. The hours of dumpster service are limited to office hours. A single ground mounted monument sign is located within the front yard landscape area. The sign is proposed with a maximum height of six feet and a maximum sign area of sixty-four square feet. Building signage is proposed consistent with signage allowed in office zones or a maximum of ten percent of the front facade area. The site plan indicates a total of 37 parking spaces. Initially two doctors will occupy the site with a maximum of three doctors with the proposed expansion. Parking typically required for a medical/dental office is six spaces per doctor. 18 parking spaces are typically required to serve a three -doctor dental office. The site plan indicates the placement of a six foot wood fence along the perimeters of the site. The applicant has indicated initially the southern fence will 51 FILE NO.: Z-8406 (Cont. be installed but is requesting the allowance of the western and northern fencing should additional screening be desired. The site plan indicates a minimum perimeter landscape strip of 12 feet along the northern boundary and 24 feet along the southern boundary. An 18 foot street buffer has been indicated. The western boundary indicates a minimum of 25 feet landscape and undisturbed buffer area. The site plan includes building landscaping per the typical ordinance requirements. The total site area contains 50,678 square feet with a 14.8 percent building coverage and an increased building coverage of 9.9 percent with the proposed expansion area. The site contains 10.8 percent of interior landscaping and additional landscape area of 31.6 percent. The paved areas represent 32.9 percent of the site area. Staff is supportive of the request. The Future Land Use classification for the site is Transitional. This classification allows for single-family, multi -family and office uses. Staff feels the proposed use is appropriate and consistent with uses in the area. Staff feels the placement of a dental office on this site allows for a "stepping down" of intensity of uses from the commercial activities located along Cantrell Road to the residential uses located south of this site. To staff's knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: 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: (OCTOBER 30, 2008) 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 placement of the item on the Consent Agenda for approval The motion carried by a vote of 9 ayes, 0 noes, 1 absent and entertained a motion for as recommended by staff. open position. 5 October 30, 2008 ITEM NO.: 14 FILE NO.: Z-8406 NAME: Kitchens Clinic Short -form POD LOCATION: Located at 14104 Taylor Loop Road DEVELOPER: CJ Cropper 5507 Ranch Drive, Suite 201 Little Rock, AR 72223 ENGINEER: Rickett Engineering, Inc. P.O. Box 242862 Little Rock, AR 72223 AREA: 1.16 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -•9 Dental Clinic VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is proposing a rezoning of this site from R-2, Single-family to POD, Planned Office Development, to allow the construction of a new dental clinic on the property. The building is proposed to contain 7,500 square feet with a proposed expansion area of 5,000 square feet. The site plan indicates the construction of 37 parking spaces. Access to the site is proposed from Taylor Loop Road with a drive located along the northern perimeter. A single ground mounted monument sign is proposed within the front yard landscape area consistent with signage allowed in office zones. October 30, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8406 B. EXISTING CONDITIONS: The site has a number of trees and a berm located midway back from Taylor Loop Road. Taylor Loop Road was recently constructed to Master Street Plan standard along the property frontage through a bond project. North of the site is a veterinarian clinic and south of the site is a property zoned PD-C which is currently vacant but was most recently used as a beauty salon and the owners residence. East of the property, across Taylor Loop Road, are single-family homes and west of the property is a commercial building which was most recently a furniture store. The Westchester Subdivision is located to the southwest of the site and the Secluded Hills Subdivision is located to the east of the site. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Westchester Property Owners Association and the Secluded Hills Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention ordinance applies to this property. Show the proposed drainage path from the outfall onto and across adjacent properties. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. E October 30, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8406 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning for Kitchens Clinic Short -form Planned Office Development. The application is for Office use. The requested use does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is a Minor Arterial. 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 Taylor Loop Road since it is a Minor Arterial. This street may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Route is shown along Taylor Loop Road. A Class bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. 3 October 30, 2008 SUBDIVISION ITEM NO.: 14 Landscape: FILE NO.: Z-8406 The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average eighteen (18) foot wide street buffer and in no case less than nine (9) feet wide on Taylor Loop Road. 3. An automatic irrigation system will be required to water all of the newly landscaped areas. 4. The City Beautiful Commission recommend G. SUBDIVISION COMMITTEE COMMENT: s (October 9, 2008) Mr. Mark Rickett was present representing the applicant. Staff stated the site was located south of a veterinarian clinic and north of Enoch's Beauty Salon. Staff requested Mr. Rickett provide the days and hours of operation, the number of doctors before and after the expansion, the proposed signage (both building and ground mounted and the maximum building height). Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated a grading permit would be required if the disturbed area was more than one acre. Staff noted comments and concerns from the adjacent Westchester Subdivision concerning drainage. Landscaping comments were addressed. Staff stated a street buffer of 18 feet was required. Staff also stated interior landscaping of the parking lot area would be required as per the Landscape Ordinance. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being 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 site plan to staff addressing the issues raised at the October 9, 2008, Subdivision Committee meeting. A note on the revised plan indicates initially there will be two doctors with a maximum of three doctors 2 October 30, 2008 SUBDIVISION ITEM NO.: 14 (Cont. [aWWO[0allf*:*Wei PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) 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 placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 0 ITEM NO.: 14. Z-8406 NAME: Kitchens Clinic Short -form POD LOCATION: located at 14104 Taylor Loop Road Plannina Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. Provide the total number of doctors and the total number of employees. Both current and with the proposed expansion area. 3. Provide the days and hours of operation for the dental clinic. 4. Provide the maximum building height proposed. 5. Provide details of any proposed ground mounted signage including location, total height and total sign area. 6. Provide details of any proposed building signage including the percentage of the facade area proposed for signage. 7. Provide details of any proposed fencing including location, construction materials and maximum height. 8. Provide the location of the dumpster after the expansion. Variance/Waivers. None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Storm water detention ordinance applies to this property. Show the proposed drainage path from the outfall onto and across adjacent properties. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 14. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning for Kitchens Clinic Short -form Planned Office Development. The application is for Office use. The requested use does not require a change to the Land Use Plan Master Street Plan: Taylor Loop Road is a Minor Arterial. 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 Taylor Loop Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average eighteen (18) foot wide street buffer and in no case less than nine (9) foot wide. Currently, this minimal average isn't being met and additional green space can easily be gained by reducing the size of the parking lot area. 3. Otherwise, areas set aside appear to meet the minimal City standards. Item # 14. 4. An automatic irrigation system will be required to water all of the newly landscaped areas. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 15, 2008. Item # 14.