HomeMy WebLinkAboutZ-9023 Staff AnalysisITEM NO.: 20
NAME: Cell Phone Hospital Short -form PCD
LOCATION: located at 6608 Baseline Road
Planning Staff Comments:
Z-9023
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than April 8, 2015. The
Office of Planning and Development must receive the proof of notice no later than
April 17, 2015.
2. Provide the days and hours of operation for the development.
3. Provide the square footage for each of the proposed uses. Provide the maximum
square footage proposed for the restaurant use.
4. Provide the number of operators in the barber/beauty salon.
5. Provide the location of any proposed dumpster facilities. Provide the days and
hours of dumpster service.
6. Provide details of the proposed signage plan including building and ground signage.
Provide the location of any ground signage. Include the total height and total sign
area proposed. Provide the location of any building signage. Provide the maximum
sign area proposed for the building signage.
7. Provide the proposed construction materials for the proposed building.
8. Provide the maximum building height proposed for the building.
9. All site lighting must be low level and directional, directed downward and into the
site.
10. Provide the percentage of building coverage, the percentage of paved area and the
percentage of landscaped area in the general notes of the site plan.
11. Provide details of the proposed dumpster screening mechanism
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. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater 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.
Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the
south side of the property along Baseline Road. There are currently no other Entergy
facilities on this property. Contact Entergy in advance regarding future service
requirements and facilities location(s).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. 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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. Contact Central Arkansas Water if additional fire protection or metered water service
is required.
6. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
8. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 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.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
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.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The area is currently served by CATA via Routes #17, 22 and 23 an
important service area. This location is currently in CATA's long range planning. The
proposal has no impact to current service. Maintaining the bicycle and pedestrian way
in this area is important to accessing transit; an important feature for future planning and
development of this area.
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@Iittlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org
Planning Division: This request is located in the Geyer Springs West Planning District.
The Land Use Plan shows Office (0) for this property. The Office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial
District) to allow for development of a retail center on the site.
Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan. A
Principal Arterial is to serve through traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Baseline Road since it is a
Principal 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 II Bike Lanes are shown along Baseline Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive nature.
The minimum dimension shall be nine (9) feet. The maximum dimension required
shall be fifty (50) feet. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height shall
be required upon the property line side of the buffer. A minimum of seventy (70)
percent of the land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the City, Section 15-81. The property to the north
and a portion of the properties to the east and west zoned R-2.
3. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width.
4. The interior landscape islands shown are deficient. Most are ninety (90) square feet
in area five feet in width.
5. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
6. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These areas shall be equal to an equivalent
planter strip three (3) feet wide along the vehicular use area.
7. Trees shall be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
8. An irrigation system shall be required for developments of one (1) acre or larger.
9. For developments of less than one (1) acre a there shall be a water source within
seventy- five (75) feet of the plants to be irrigated.
10. 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, April 8, 2015.
April 23, 2015
ITEM NO.: 20
NAME: Cell Phone Hospital Short -form PCD
LOCATION: Located at 6608 Baseline Road
DEVELOPER:
EZ Equiel Garcia
6608 Baseline Road, Suite E
Little Rock, AR 72209
ENGINEER_
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 1.15 acres
CURRENT ZONING
LOWED USES
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
PCD
Retail and Office
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FILE NO.: Z-9023
FT. NEW STREET: 0 LF
The request is a rezoning from R-2, Single-family to PCD to allow the
redevelopment of this site. The request includes the construction of a new
10,087 square foot retail building and associated parking. The applicant has
indicated a use mix of the building to include office and commercial uses. Noted
on the site plan is a 1,000 square foot barber shop, 1,000 square foot nail salon,
two (2) 1,000 square foot office bays, 2,000 square foot "cell phone hospital",
1,000 square foot computer repair shop and a 3,087 square foot restaurant.
The site plan is proposed with 39 parking spaces.
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.
B. EXISTING CONDITIONS:
FILE NO.: Z-9023
The structures on the site have been removed. There are offices located to both
the east and west of the site and single-family homes to the north. To the south
of the site is a US Post Office, a County Health Unit and office uses. Commercial
uses are primarily located at the Geyer Springs and Baseline Road intersection
and the Chicot and Baseline Road intersection.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Cloverdale Neighborhood Association, the Chicot Neighborhood Association, the
Windamere Neighborhood Association and Southwest Little Rock United for
Progress 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. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater 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: Entergy does not object to this proposal. A 3 phase power line exists
on the south side of the property along Baseline Road. There are currently no
2
April 23, 2015
SUBDIVISION
ITEM NO.: 20 Cont. FILE NO.: Z-9023
other Entergy facilities on this property. Contact Entergy in advance regarding
future service requirements and facilities location(s).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
3
April 23, 2015
SUBDIVISION
ITEM NO.: 20 Cont. FILE NO.: Z-9023
8. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 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.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 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.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The area is currently served by CATA via Routes #17, 22 and 23 an
important service area. This location is currently in CATA's long range planning.
The proposal has no impact to current service. Maintaining the bicycle and
pedestrian way in this area is important to accessing transit; an important feature
for future planning and development of this area.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey[�littlerock.org or Mark Alderfer at 501.371.4875;
malderfer@littlerock.org
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Office (0) for this property. The Office
category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. The applicant has applied for a rezoning from R-2 (Single Family
2
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.
FILE NO.: Z-9023
District) to PCD (Planned Commercial District) to allow for development of a retail
center on the site.
Master Street Plan: Baseline Road is a Principal Arterial on the Master Street
Plan. A Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Baseline Road since it is a Principal 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 II Bike Lanes are shown along Baseline Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles_
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The minimum dimension shall be nine (9) feet. The
maximum dimension required shall be fifty (50) feet. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the
land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81. The
property to the north and a portion of the properties to the east and west
zoned R-2, Single-family.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width.
4. The interior landscape islands shown are deficient. Most are ninety (90)
square feet in area five feet in width.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
5
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.
FILE NO.: Z-9023
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
7. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
8. An irrigation system shall be required for developments of one (1) acre or
larger.
9. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
10. 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: (April 1, 2015)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
the days and hours of operation for the development, the total square footage for
each of the proposed uses and the proposed signage plan. Staff also requested
the applicant provide the percentage of building coverage, the percentage of
paved area and the percentage of landscaped area.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any grading activities on the site. Staff also stated the City's
stormwater detention ordinance would apply to the redevelopment of the site.
Landscaping comments were addressed. Staff stated the landscape islands as
indicated did not meet the minimum ordinance requirement of 150 square feet in
area. Staff stated a land use buffer was required along the site's northern
perimeter. Staff stated a minimum of seventy percent of the land use buffer was
to remain undisturbed. Staff stated screening was required along the perimeters
which were zoned or used with a less intensive use.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
0
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
technical issues raised at the April 1, 2015, Subdivision Committee meeting. The
applicant has provided the days and hours of operation, the total square footage
for each of the proposed use, the proposed signage plan and indicated the
percentage of building coverage, the percentage of paved area and the
percentage of landscaped area.
The request is a rezoning from R-2, Single-family to PCD to allow the
redevelopment of this site. The request includes the construction of a new
10,087 square foot retail building and associated parking.
The applicant has indicated a use mix of the building to include office and
commercial uses. Noted on the site plan is a 1,000 square foot barber shop,
1,000 square foot nail salon, two (2) 1,000 square foot office bays, 2,000 square
foot "cell phone hospital', 1,000 square foot computer repair shop and a 3,087
square foot restaurant. The site plan is proposed with 39 parking spaces.
Parking for a mixed use development is based on one (1) parking space per two
hundred twenty-five (225) gross square feet of floor area. Based on this
calculation a total of forty-four (44) parking spaces would typically be required.
The site plan indicates the placement of a single ground sign along Baseline
Road. The sign is proposed to comply with signage allowed in commercial zones
or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square
feet in area. Building signage is proposed on the east facade of the building to
comply with signage allowed in commercial zones or a maximum of ten (10)
percent of the facade area. The applicant has indicated a sign will be placed on
the end cap of the building along the Baseline Road frontage. This sign area
also will not exceed ten (10) percent of the facade area of the Baseline Road
frontage.
The days and hours of operation are from 6 am to 10 pm seven (7) days per
week. The dumpster service hours are from 6 am to 6 pm seven (7) days per
week.
The maximum building height proposed is 30-fet. The building materials are
proposed as brick and siding. The building coverage is proposed at twenty (20)
percent and the paved area at thirty-five (35) percent. The landscaped area is
seven (7) percent of the site. Thirty-eight (38) percent of the site is proposed as
buffers and drainage.
7
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023
Staff is not supportive of the applicant's request. This area is identified on the
City's Future Land Use Plan as an office corridor. This area of Baseline Road is
primarily office and institutional uses including the Southwest Little Rock
Community Center, a US post office and County Health Unit. Staff does not feel
this is an appropriate location for a commercial development. The primary
zoning in this area is 0-3, General Office District. Staff feels office development
would be a more conducive use for this site.
STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 23, 2015)
Mr. Troy Laha of Laha Engineering was present representing the applicant. There were
no registered objectors present. Staff presented the item with a recommendation of
denial.
Mr. Laha stated he worked on the Land Use Plan in 1995 for this area as a part of a
neighborhood plan. He stated his business was located adjacent to the property and
had been since 1980. He stated the property previously contained two (2) houses but
had been vacant for a number of years. He stated the site plan was to allow the
placement of a mixed use development. He stated parking for the center would be
adequate. He stated the request was for a smoothie restaurant which was not a typical
restaurant use. He stated this was a more `get it and go' type business. He stated he
would address any concerns related to the site plan.
Mr. Irma Arribas addressed the Commission on behalf of the applicant. He stated the
development was proposed as a mixed use development. He stated there were
commitments for operators for the salon and the smoothie shop. He stated the
development would be little stores and shops which would not require a lot of parking.
Ms. Garica Garcoe addressed the Commission. She stated she wanted to open the
salon in the center. She stated she wanted places for small shops to operate.
Ms. Pat Gee addressed the Commission in support of the request. She stated as a
resident of Southwest Little Rock she was in support of the request. She stated the
property had been vacant for a number of years and felt the development was
appropriate for the site.
Mr. Laha stated the area property owners had indicated they were in support of the
request. He stated he felt this was a good place for this development.
April 23, 2015
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023
There was a general discussion of the Commission concerning the parking and the land
use in the area. It was noted the zoning pattern in the area was office. Commissioner
Latture stated he had driven the area and he stated he felt this development did not fit
the neighborhood.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 1 ayes, 9 noes and
1 absent.
F7