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HomeMy WebLinkAboutZ-6323-B Staff AnalysisAugust 3, 2000 ITEM NO.: 7 FILE NO.: Z-6323-B NAME: The Village at Rahling Road (Lots 9A and 9B) - Revised PCD LOCATION: Southeast corner of Chenal Parkway and Rahling Road (Rahling Circle) DEVELOPER: Deltic Timer Corp. #7 Chenal Club Circle Little Rock, AR 72223 AREA: Approx. 0.92 acre ENGINEER: White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 2 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. On March 21, 2000, the Board of Directors passed Ordinance No. 18,235, which approved a site plan for Lot 9 of this development. The approved site plan included the following: August 3, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-B Phase I: ® a 3,545 square foot building ® 15 parking spaces ® a shared access drive for Lots 9 and 10 Phase II: a 3,349 square foot building 16 parking spaces A. PROPOSAWREQUEST: The applicant proposes to revise the previously approved plan for Lot 9 as follows: 1. Incorporate approximately 10,000 square feet of Lot 8 (unrecorded) into Lot 9. 2. Split Lot 9 into two (2) lots (Lots 9A and 9B). 3. Construct an 8,600 square foot (2 story) office building on Lot 9A, with 24 parking spaces.. Phase I of the previously approved site plan is shown on Lot 9B. The 3,545 square foot office building is currently under construction. The applicant also submitted a revised preliminary plat drawing for this development, noting the proposed Lots 9A and 9B (see attached sketch). The previously approved hours of operation are as follows: 7:00 a.m. - 9:00 p.m., Monday - Friday 7:00 a.m. - noon, Saturday B. EXISTING CONDITIONS: There is currently an office building under construction within the proposed Lot 9B of this development. 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 surrounding property owners. There was no established neighborhood association to notify. 2 August 3, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Easements on front building lines where sidewalks are constructed were to be for pedestrian access along with utilities to cover walk area -survey and plats do not reflect this; please modify to show. Easements shown for proposed storm drainage are required. 2. Easements for proposed stormwater detention facilities are required. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 5. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 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 (rear) property line. A PADMTD Transformer Pad will be needed to serve these lots. It may be necessary to turn the transformer. The pad is to be 8 feet by 12 feet. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment received. CATA: Site is not on a dedicated bus route; the proposed development should be designed to allow bus/transit access. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping at this 3 August 3, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-B location. The request is for a revision of the existing Planned Commercial District for two new office buildings. This change does not require a land use plan amendment. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: Area set aside for landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Joe White was present, representing the application. Staff briefly described the revised PCD for this lot. Mr. White noted that he had no issues with the Planning Staff or Public Works requirements. He noted that there was adequate area within the public parking area across Rahling Circle for bus access (as part of the overall PCD development). After the discussion, the Committee forwarded the revised PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 18, 2000.-The revised plan addresses the issues as raised by staff at the Subdivision Committee meeting. The revised plan notes that the maximum building height will be 35 feet. The revised plan also labels the front building setback area as "utility and pedestrian access easement",' as requested by Public Works. The applicant is proposing a total of 39 parking spaces (Lots 9A and 9B). The ordinance would typically require a minimum of 53 parking spaces for a shopping center development and 30 spaces for an office development of this size. Staff is comfortable with the parking design proposed, as the applicant is proposing office uses for the buildings. 4 August 3, 2000 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-6323-B Otherwise, to staff's knowledge there are no outstanding issues associated with the revised PCD for Lots 9A and 9B. This -development should have no adverse effects on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site development plan for Lots 9A and 9B, the Village at Rahling Road subject to the following conditions: 1. Compliance with the requirements as noted in paragraph D and E of this report. 2. Compliance with the "Architectural Design Elements" as previously approved for the overall PCD. 3. The dumpster areas must be screened as three (3) sides with an 8 foot opaque fence or wall. 4. Any site lighting should be low-level and directed away from adjacent property. 5. Lot 9 must be replatted (Lots 9A and 9B) prior to a building permit being issued for Lot 9A. PLANNING COMMISSION ACTION: (AUGUST 3, 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 Chairperson 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 8 ayes,-_0 nays and 3 absent. �_ FILE NO.: Z-6323-B NAME: The Village at Rahling Road (Lots 9A and 9B) - Revised PCD LOCATION: Southeast corner of Chenal Parkway and Rahling Road (Rahling Circle) Deltic Timer Corp. #7 Chenal Club Circle Little Rock, AR 72223 AREA: Approx. 0.92 acre ZONING: PCD ENGINEER: White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 2 FT. NEW STREET: 0 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. On March 21, 2000, the Board of Directors passed Ordinance No. 18,235, which approved a site plan for Lot 9 of this development. The approved site plan included the following: FILE NO.: Z-6323-B (Cont.) Phase I: • a 3,545 square foot building • 15 parking spaces • a shared access drive for Lots 9 and 10 Phase II: • a 3,349 square foot building • 16 parking spaces A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved plan for Lot 9 as follows: 1. Incorporate approximately 10,000 square feet of Lot 8 (unrecorded) into Lot 9: 2. Split Lot 9 into two (2) lots (Lots 9A and 9B) . 3. Construct an 8,600 square foot (2 story) office building on Lot 9A, with 24 parking spaces. Phase I of the previously approved site plan is shown on Lot 9B. The 3,545 square foot office building is currently under construction. The applicant also submitted a revised preliminary plat drawing for this development, noting the proposed Lots 9A and 9B (see attached sketch). The previously approved hours of operation are as follows: 7:00 a.m. - 9:00 p.m., Monday - Friday 7:00 a.m. - noon, Saturday B. EXISTING CONDITIONS: There is currently an office -building under construction within the proposed Lot 9B of this development. 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 an& tree -covered. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Easements on front building lines where sidewalks are constructed were to be for pedestrian access along with utilities to cover walk area -survey and plats do not 2 FILE NO.: Z-6323-B (Cont. reflect this; please modify to show. Easements shown for proposed storm drainage are required. 2. Easements for proposed stormwater detention facilities are required. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4.`Driveways shall conform to Sec. 31-210 or Ordinance 18,031. S. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 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 (rear) property line. A PADMTD Transformer Pad will be needed to serve these lots. It may be.necessary to turn the transformer. The pad is to be 8 feet by 12 feet. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment received. CATA: Site is not on a dedicated bus route; the proposed development should be designed to allow bus/transit access. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping at this location. The request is for a revision of the existing Planned Commercial District for two new office buildings. This change does not require a land use plan amendment. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. 3 FILE NO.: Z-6323-B (Cont. Landscape Issues: Area set aside for landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Joe White was present, representing the application. Staff briefly described the revised PCD for this lot. Mr. White noted that he had no issues with the Planning Staff or Public Works requirements. He noted that there was adequate area within the public parking area across Rahling Circle for bus access (as part of the overall PCD development) . After the discussion, the Committee forwarded the revised PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 18, 2000. The revised plan addresses the issues as raised by staff at the Subdivision Committee meeting. The revised plan notes that the maximum building height will be 35 feet. The revised plan also labels the front building setback area as "utility and pedestrian access easement", as requested by Public Works. The applicant is proposing a total of 39 parking spaces (Lots 9A and 9B). The ordinance would typically require a minimum of 53 parking spaces for a shopping center development and 30 spaces for an office development of this size. Staff isr-comfortable with the parking design proposed, as the applicant is proposing office uses for the buildings. Otherwise, to staff's knowledge there are no outstanding issues associated with the revised PCD for Lots 9A and 9B. This development should have no adverse effects on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site development plan for Lots 9A and 9B1 the Village at Rahling Road subject to the following conditions: 4 FILE NO.: Z-6323-B (Cont.) 1. Compliance with the requirements as noted in paragraph D and E of this report. 2. Compliance with the "Architectural Design Elements" as previously approved for the overall PCD. 3. The dumpster areas must be screened as three (3) sides with an 8 foot opaque fence or wall. 4\ Any site lighting should be low-level and directed away from adjacent property. 5. Lot 9 must be replatted (Lots 9A and 9B) prior to a building permit being issued for Lot 9A. PLANNING COMMISSION ACTION: (AUGUST 3, 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 Chairperson 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 8 ayes, 0 nays and 3 absent. 5