HomeMy WebLinkAboutZ-9093 Staff AnalysisITEM
NAME: Redbridge Development Short -form PD-O
LOCATION: located at 18324 Denny Road
Planning Staff Comments:
Z-9093
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 November 4, 2015.
The Office of Planning and Development must receive the proof of notice no later
than November 13, 2015.
2. In addition to the graphic and supporting documentation required for filing, the owner
shall provide a graphic or narrative outline of methods to be employed to protect
permanent undisturbed buffers. The outline/plan shall be filed for review by the
planning commission not later than the filing date set by the calendar.
3. The applicant shall submit a copy of a valid bill of assurance for the subdivision
within which the subject property is located if such property is located within a
subdivision covered by a valid bill of assurance.
4. Indication of location of structures and structure dimensions, dimensioned distances
between buildings and distances from structures to property lines
5. Proposed treatment of the perimeter of the property, including materials and
techniques used such as screens, fences and walls as well as description of uses,
setbacks and their relationship to surrounding uses.
6. Provide the location of the proposed dumpster facilities to serve the development.
The dumpster may not be located within the front yard setback. Provide a note
concerning the required screening of the proposed dumpster facilities to comply with
typical ordinance standards.
7. Will the hours of dumpster service be limited to daylight hours? If so include a note
on the site plan stating such (7 am to 6 pm Monday through Friday).
8. Provide details of any proposed fencing for the development including perimeter
fencing and any proposed interior fencing.
9. Will there be a sign identifying the development? If so provide the location(s) and
the height and total sign area proposed for the signage.
10. Provide the proposed construction materials for the buildings including the proposed
roofing material.
11. Provide the proposed building elevations for the proposed structures.
12. Provide details of any proposed fencing located along the perimeters.
13. Provide the maximum building height and the number of stories of the proposed
structures.
Variance/VVaivers: None requested.
Puhlic Works Conditions-
1. Denny 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. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to Denny Road including 5-foot sidewalks with
the planned development. Due to the narrow width of the property and the location
of the driveway, a 6 foot wide paved shoulder should be provided from the edge of
the existing pavement.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway should be platted with an
access easement for 50 feet in length and at least 20 feet in width
4. All driveways shall be concrete aprons per City Ordinance.
5. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line exists
along the south side of Denny Road at this location. There do not appear to be any
conflicts with existing Entergy facilities. Contact Entergy in advance regarding future
service requirements to the development and future facilities locations as this project
proceeds.
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. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water meter.
7. 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.
8. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
9. 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.
Fire Department: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Jason Lowder 501.377.1245 Jason.Lowder@carkw.com) and the Little Rock
Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of
Fire Hydrants as per Table C105.1.
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.
Parks and Recreation:
County Planning:
No comment received-
1 . Show source of title.
2. Provide the address of the developer.
3. If the City of Little Rock requires half street improvements to Denny Road, an
engineer's seal and signature will be required for all improvements.
4. Provide a vicinity map.
5. Show contours at minimum 4-foot intervals.
6. Show water courses entering and leaving the property.
7. Show names of adjacent subdivision owners.
8. Show names of adjacent owners of un-subdivided property.
9. Property is zoned by the City of Little Rock. List applicable zoning for this and
adjacent properties.
10. Provide verification that this development is allowed by Shackleford Acres
Subdivision Bill of Assurance.
11. Show source of water supply.
12. Provide AHD approval of septic systems.
13. Provide letter of approval from local fire department.
14. Provide storm drainage plan.
15. Pulaski County requires 40-foot building setback for non-residential uses adjacent to
residential uses. This comment is not valid if the City of Little Rock approves
applicants PD-O. Parking area appears to be one pace short of complying with the
County requirement of one (1) space per 300 gross square feet of floor area for an
office use.
16. Verify development meets ADA standards.
17. Pay $33.00 review feet.
a. Denny Road is a Class IV arterial as determined by the Pulaski County
Master Road Plan. Dedicate additional right of way to equal one-half of
90-feet (45-feet from centerline). Any half street improvements to Denny
Road required by the City of Little Rock must be submitted for review and
approved by Pulaski County Public Works prior to construction.
b. Verify extent of the 50-foot easement prior to the construction of the office
building. Buildings shall not be built within the easements/setbacks
established by the existing Bill of Assurance/PD-O.
c. Obtain a driveway permit from Pulaski County Public Works prior to
construction.
Rock Region Metro: Location is located in a rural area of Little Rock not currently served
by transit. No Issues with the drawing as shown.
Building Code: Project is subject to full commercial plan review and 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; cricheVplittlerock.orq or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
Density allows 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 remain less than six (6) units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow the
construction of a building with general and professional office uses on the site.
Master Street Plan: Denny Road is a Minor Arterial on the Master Street Plan. 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 Denny Road. 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 Lane is shown along Denny 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 will be required when an adjacent property has a dissimilar use
of a more restrictive nature. The property to the north, east and west is zoned R-
2, Single-family. The minimum dimension of the buffer shall be nine (9) 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. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of
perimeter planting strip.
3. 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.
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
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, November 4, 2015.
FILE NO.: Z-9093
NAME: Redbridge Development Short -form PD-O
LOCATION: Located at 18324 Denny Road
DEVELOPER:
Redbridge Development LTP
817 Edswood Road
Little Rock, AR 72223
SURVEYOR:
Brooks Surveying
20820 Arch Street
Hensley, AR 72065
AREA: 0.43 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
VARIANCEMAIVERS
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
General and professional office
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The request is a rezoning from R-2, Single-family to Planned Development Office
to allow the construction of a new building to be used as general and
professional office space. The building is proposed 40-feet by 64-feet containing
2,560 square feet of floor area. The site plan indicates the placement of seven
(7) parking spaces located in the front and rear of the building.
NO.: Z-9093 (Cont.
B. EXISTING CONDITIONS:
The site is wooded are located just outside the City limits of Little Rock. There
are single-family homes located to the north and west of this site. South of the
site is an office use located on property currently zoned C-1, Neighborhood
Commercial. There is also C-1, Neighborhood Commercial zoned property
located to the east of this site with frontage at the Kanis/Denny Road
intersection.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All property owners located within 200-feet of the site were
notified of the public hearing. There is not an active neighborhood association
located in this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny 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. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to Denny Road including 5-foot
sidewalks with the planned development. Due to the narrow width of the
property and the location of the driveway, a 6 foot wide paved shoulder
should be provided from the edge of the existing pavement.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway should be platted
with an access easement for 50 feet in length and at least 20 feet in width
4. All driveways shall be concrete aprons per City Ordinance.
5. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the south side of Denny Road at this location. There do not appear
to be any conflicts with existing Entergy facilities. Contact Entergy in advance
regarding future service requirements to the development and future facilities
locations as this project proceeds.
CenterPoint Enerav: No comment received.
2
FILE NO.: Z-9093 (Cont.
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. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. 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.
8. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. 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.
3
FILE NO.: Z-9093
Fire Department: Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245
Jason.Lowder(@carkw.com) and the Little Rock Fire Marshal's Office (Captain
Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per
Table C105.1.
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.
Parks and Recreation: No comment received.
County Planning:
1. Show source of title.
2. Provide the address of the developer.
3. If the City of Little Rock requires half street improvements to Denny Road,
an engineer's seal and signature will be required for all improvements.
4. Provide a vicinity map.
5. Show contours at minimum 4-foot intervals.
6. Show water courses entering and leaving the property.
7. Show names of adjacent subdivision owners.
8. Show names of adjacent owners of un-subdivided property.
9. Property is zoned by the City of Little Rock. List applicable zoning for this
and adjacent properties.
10. Provide verification that this development is allowed by Shackleford Acres
Subdivision Bill of Assurance.
11. Show source of water supply.
12. Provide AHD approval of septic systems.
13. Provide letter of approval from local fire department.
14. Provide storm drainage plan.
15. Pulaski County requires 40-foot building setback for non-residential uses
adjacent to residential uses. This comment is not valid if the City of Little
Rock approves applicants PD-O. Parking area appears to be one pace
short of complying with the County requirement of one (1) space per
300 gross square feet of floor area for an office use.
16. Verify development meets ADA standards.
17. Pay $33.00 review feet.
4
FILE NO.: Z-9093 Cont.)
a. Denny Road is a Class IV arterial as determined by the Pulaski
County Master Road Plan. Dedicate additional right of way to
equal one-half of 90-feet (45-feet from centerline). Any half street
improvements to Denny Road required by the City of Little Rock
must be submitted for review and approved by Pulaski County
Public Works prior to construction.
b. Verify extent of the 50-foot easement prior to the construction of the
office building. Buildings shall not be built within the
easements/setbacks established by the existing Bill of
Assurance/PD-O.
c. Obtain a driveway permit from Pulaski County Public Works prior to
construction.
Rock Region Metro: Location is located in a rural area of Little Rock not
currently served by transit. No Issues with the drawing as shown-
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and 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; cricheyCcDlittlerock.orq or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
Planning Division This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low Density allows 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 remain less than six (6) units per
acre. The applicant has applied for a rezoning from R-2 (Single Family District) to
PDO (Planned District Office) to allow the construction of a building with general
and professional office uses on the site.
Master Street Plan: Denny Road is a Minor Arterial on the Master Street Plan.
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 Denny Road. 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 Lane is shown along Denny Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
5
FILE NO.: Z-9093 (Cont.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. The property to the north, east and west is
zoned R-2, Single-family. The minimum dimension of the buffer shall be nine
(9) 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. The plantings,
existing and purposed, shall be provided within the landscape ordinance of
the City, Section 15-81. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. 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.
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 28, 2015)
The applicant was present. Staff presented the item stating there were additional
items necessary to complete the review process. Staff questioned if there would
be a dumpster placed on the site and if so if the hours of dumpster service would
be limited to daylight hours. Staff also requested information concerning the
proposed signage plan, both ground and building signage, and the proposed
construction materials of the new building.
Public Works comments were addressed. Staff stated a right of way dedication
for Denny Road to 45-feet from centerline was required. Staff also stated all
driveways were to be concrete aprons per City Ordinances.
Staff questioned if the property would be annexed to receive City sewer service.
The applicant stated the intent was to use septic to provide sewer to the new
construction.
Landscaping comments were addressed. Staff stated the site plan as presented
did not provide the required landscaping along the eastern and western
perimeters. Staff stated modifications to the plan would allow the site plan to
come into compliance. Staff stated screening would also be required on the
perimeters where adjacent to residentially zoned or used property.
C:
FILE NO.: Z-9093 (Cont.
There were no more 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 a number of the
technical issues associated with the site plan. The revised plan has indicated the
required landscape strip, revised the plan to provide parking in the front yard
area and provided the proposed signage plan. The site plan notes screening will
be provided along the eastern, northern and western perimeters.
The request is a rezoning from R-2, Single-family to Planned Development Office
to allow the construction of a new building to be used as general and
professional office space. The building is proposed 40-feet by 64-feet containing
2,560 square feet of floor area. The site plan indicates the placement of seven
(7) parking spaces located in the front of the building.
The use proposed is general and professional office. Based on the typical
minimum parking required for an office use six (6) parking spaces would typically
be required.
The applicant has indicated signage will comply with signage allowed in office
zones or maximum of six (6) feet in height and 64 square feet in area. Building
signage will be limited to the front fagade of the building. The sign area will not
exceed ten (10) percent.
There will not be a dumpster located on the site. All site lighting will be low level
and directional, directed downward and into the site. The building is proposed as
a single story building constructed with a residential appearance. The building
materials are proposed as brick, stone, hardi-board or a combination of the
three (3). The roof materials are proposed as architectural shingles or a standing
seam metal roof designed in a manner to appear residential in character. The
days and hours of operation are proposed from 7:00 am to 7:00 pm daily.
Staff is supportive of the applicant's request. The site is shown as single-family
on the City's Future Land Use Plan but is located adjacent to an area identified
as Neighborhood Commercial. To staff's knowledge there are no outstanding
technical issues in need of addressing related to the site plan. Staff feels the
rezoning request as proposed is appropriate.
STAFF RECOMMENDATION:
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.
7
FILE NO.: Z-9
PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015)
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. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
0