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HomeMy WebLinkAboutZ-6323-A Staff AnalysisFebruary 17, 2000 ITEM NO.: 5 FILE NO.: Z-6323-A NAME: The Village at Rahling Road (Lot 9) - Revised PCD LOCATION: Southeast corner of Chenal Parkway and Rahling Road (Rahling Circle) DEVELOPER. Deltic Timber Corp. 7 Chenal Club Circle Little Rock, AR 72223 AREA: 0.69 acre (Lot 9) ENGINEER: White-Daters and Assoc. 401 S. Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: C-2 Permitted Uses PROPOSED USE: C-2 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors passed Ordinance No. 17,542 which rezoned 33.27 acres from C-2 to PCD, with an approved site plan for Lots 1 and 2 of the 14 lot development. C-2 permitted uses were approved for the site, with the intent that the site plans for the remaining 12 lots will be brought to the Planning Commission with the proposed individual lot development. The applicant presented a document titled "Architectural Design Elements" (June 11, 1997) which was made part of the original approval. This document regulated building design and color, signage, lighting, landscaping and other site design related issues. February 17, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z-6323-A The applicant is proposing a site plan for Lot 9 of this development. The site plan is proposed in two (2) phases as follows: Phase I: p a 3,545 square foot building ® 15 parking spaces m a shared access drive for Lots 9 and 10 Phase II:® a 3,349 square foot building a 16 parking spaces The applicant proposes to comply with the "Architectural Design Elements" as previously approved with the overall PCD for the property, and with C-2 permitted uses as a use mix for Lot 9. The proposed buildings for Lot 9 also comply with the building setbacks as previously approved with the preliminary plat of the overall property. B. EXISTING CONDITIONS: Lot 9 of the Village at Rahling Road is vacant with the majority of the lot having been graded. Other vacant lots within the Village at Rahling Road development are located to the east, west and north, with phase one of the commercial development being just further north along Rahling Road. The property to the south is undeveloped and tree -covered. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 2 February 17, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-A 4. Stormwater detention ordinance applies to this property. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: A 15 foot utility easement is requested along the south side of Lot 9. Contact utility for details. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping at this location. The revision of the existing Planned Commercial District for proposed office development is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: The interior landscaping is under the six percent required by the Landscape Ordinance. It is recommended that one of the center parking spaces be deleted to provide this needed interior landscaping. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 1, 2000. The revised plan address the issues raised by staff and the Subdivision Committee. The applicant has noted the hours of operation as follows: 3 February 17, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-A 7:00 a.m. - 9:00 p.m., Monday - Friday 7:00 a.m. - noon, Saturday The revised site plan provides the increased interior landscaping as required and shows dumpster locations at the south end of the access drive. The dumpster areas must be screened on three (3) sides with an 8 foot opaque fence or wall. The applicant also notes that signage will comply with the "Architectural Design Elements" as previously approved. This limits signage to one of the following: 1. Hanging signs suspended from a breezeway with a seven foot height clearance. 2.Awning sign with maximum letter height of 12 inches 3. Window sign utilizing up to 20 percent of the window area. The applicant is proposing a total of 31 parking spaces for the site. The Ordinance would typically require a minimum of 30 spaces for a development of this size (shopping center standards). Staff is comfortable with the parking design as proposed. Otherwise, to staff's knowledge there are no outstanding issues associated with the revised PCD. The development of Lot 9 should have no adverse effects on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site development plan for Lot 9, The Village at Rahling Road subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the "Architectural Design Elements" as previously approved for this property. 3. The dumpster area should be screened on three (3) sides with an 8 foot opaque fence or wall. 4. Lot 9 must be final platted prior to a building permit being issued. 4 February 17, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-6323-A (JANUARY 27, 2000) Tim Daters was present, representing the application. Staff described the PCD site plan for Lot 9, noting that details on signage and hours of operation needed to be provided. The Public Works requirements were briefly discussed. Mr. Daters noted that these requirements would be complied with. Bob Brown, Site Plan Review Specialist, noted that a small amount of interior landscaping needed to be provided. There being no further issues for discussion, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) The Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5 FILE NO.: Z-6323-A (Cont. screened on three (3) sides with an 8 foot opaque fence or wall. The applicant also notes that signage will comply with the "Architectural Design Elements" as previously approved. This limits signage to one of the following: 1. Hanging signs suspended from a breezeway with a seven foot height clearance. 2. Awning sign with maximum letter height of 12 inches 3. Window sign utilizing up to 20 percent of the window area. The applicant is proposing a total of 31 parking spaces for the site. The Ordinance would typically require a minimum of 30 spaces for a development of this size (shopping center standards). Staff is comfortable with the parking design as proposed. Otherwise, to staff's knowledge there are no outstanding issues associated with the revised PCD. The development of Lot 9 should have no adverse effects on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site development plan for Lot 9, The Village at Rahling Road subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the "Architectural Design Elements" as previously approved for this property. 3. The dumpster area should be screened on three (3) sides with an 8 foot opaque fence or wall. 4.Lot 9 must be final platted prior to a building permit being issued. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Tim Daters was present, representing the application. Staff described the PCD site plan for Lot 9, noting that details on signage and hours of operation needed to be provided. The Public Works requirements were briefly discussed. Mr. Daters noted that these requirements would be complied with. Bob Brown, Site Plan Review Specialist, noted that a small amount of interior landscaping needed to be provided. 4 FILE NO.: Z-6323-A (Cont.) Little Rock Code. All requests should be forwarded to Traffic Engineering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: A 15 foot utility easement is requested along the south side of Lot 9. Contact utility for details. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. Countv Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping at this location. The revision of the existing Planned Commercial District for proposed office development is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: The interior landscaping is under the six percent required by the Landscape Ordinance. It is recommended that one of the center parking spaces be deleted to provide this needed interior landscaping. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 1, 2000. The revised plan address the issues raised by staff and the Subdivision Committee. The applicant has noted the hours of operation as follows: 7:00 a.m. - 9:00 p.m., Monday - Friday 7:00 a.m. - noon, Saturday The revised site plan provides the increased interior landscaping as required and shows dumpster locations at the south end of the access drive. The dumpster areas must be 3 FILE NO.: Z-6323-A (Cont.) A. PROPOSAL/REQUEST: The applicant is proposing a site plan for Lot 9 of this development. The site plan is proposed in two (2) phases as follows: Phase I: a 3,545 square foot building 15 parking spaces ■ a shared access drive for Lots 9 and 10 Phase II:a a 3,349 square foot building • 16 parking spaces The applicant proposes to comply with the "Architectural Design Elements" as previously approved with the overall PCD for the property, and with C-2 permitted uses as a use mix for Lot 9. The proposed buildings for Lot 9 also comply with the building setbacks as previously approved with the preliminary plat of the overall property. B. EXISTING CONDITIONS: Lot 9 of the Village at Rahling Road is vacant with the majority of the lot having been graded. Other vacant lots within the Village at Rahling Road development are located to the east, west and north, with phase one of the commercial development being just further north along Rahling Road. The property to the south is undeveloped and tree -covered. C. NEIGHBORHOOD CONNENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: I. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the P►