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HomeMy WebLinkAboutZ-6323-D Staff AnalysisSeptember 19, 2002 ITEM NO.: 12 FILE NO.: Z-5232-D l - NAME: The Villages at Rahling Road (Lot 10A) Revised PCD LOCATION: Rahling Circle DEVELOPER: Deltic Timber Corporation #7 Chenal Circle Little Rock, AR 72223 AREA: 0.53 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Office ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors passed Ordinance No. 17,542 which established The Village at Rahling Road PCD. The PCD established a 14 lot development with C-2 uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission on an individual basis as a particular development was proposed. Subsequent actions have been approved to allow three small buildings on the properties immediately west of the site. September 19, 2002 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6232-D A. PROPOSAUREQUEST: The applicant now proposes to revise the PCD to allow the construction of a 6960 square foot office building on unrecorded Lot 10A. The applicant has indicated the site will be used as a medical office type use. The applicant proposes the placement of 20 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located on the north property line as are the existing buildings in the area. The applicant proposes the placement of the building at a 12-foot building line and has indicated the building height will not exceed 35-feet. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm six (6) days per week. The applicant has also indicated signage will comply with city ordinance standard for office zones (not to exceed six (6) feet in height and 64 square feet in area) and the architectural design elements of "The Village of Rahling Road". B. EXISTING CONDITIONS: The site is cleared flat site with street improvements in place. The property was cleared and graded with initial development of the PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The 0-2 and PCD zoned properties immediately south and east of the site are undeveloped. A similar office building is located adjacent to the west. The larger buildings of the multiuse PCD are located north of the site. C. NEIGHBORHOOD COMMENTS: All owners within 200 feet of the site and residents within 300 feet, who could be identified, were notified of the Public Hearing. There is no City recognized neighborhood association within the vicinity of the site. As of this writing staff has received one informational phone call concerning the development. D. ENGINEERING COMMENTS: Public Works: No comment. Wastewater: Sewer available and not adversely affected. AP & L: No comment received. 2 September 19, 2002 SUBDIVISION ITEM NO.: 12 Cont.) FILE NO.: Z-6232-D ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water service is available. Developer must extend water service to back of sidewalk. For a dental office, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is located on a dedicated bus route and has no effect on bus radius, turnout and route. E. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development. Cit Recoanized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: A portion of the proposed landscape strip south of the proposed parking lot drops below the minimum 6.7-foot width required by the Landscape Ordinance. A water source within seventy-five (75) feet of all landscaped areas will be required. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the PCD was an overall development plan for the Villages at Rahling Road knowing that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a dentist office on an unrecorded lot in the subdivision. Staff stated the applicant would be required to indicate the number of doctors and the number of employees on the site plan. Staff also stated any additional site lighting must be low level and directed away from residentially zoned 3 September 19, 2002 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6232-D property. Comments from the Water Department were noted and the Landscaping comments were briefly discussed. Staff stated any variance from the Landscape Ordinance would require City Beautiful Commission approval. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated there will be two (2) doctors serving the facility. Typically this would require 12 parking spaces and the applicant has indicated there will be 20 on -site parking spaces. In addition, there is a large parking area across the street should parking ever become an issue for the site. The applicant has also indicated a 10- foot landscaping strip along the southern perimeter adjacent to the property line and the parking lot. The applicant has indicated water will be extended to the site by the developer as required by Central Arkansas Water. The applicant has indicated the site will utilize city service for garbage collection and there will not be a dumpster located on the site. Staff is supportive of the request to revise the previously approved PCD to allow a dentist office to be located on proposed Lot 10A. The area is developing as non-residential neighborhood commercial and office type uses. The applicant has indicated signage and lighting will comply with the Zoning Ordinance and the Chenal Design criteria. The applicant has indicated Lot 10A will be final platted prior to development. The applicant has indicated the hours of operation will be from 7:00 am to 9:00 pm six (6) days per week. The proposed use and hours of operation is consistent with the development pattern in the area and should have no adverse impact on the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PCD to allow Lot 10A to develop with an office building subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff Report. 4 September 19, 2002 SUBDIVISION ITEM NO.: 12 Cont.) FILE NO.: Z-6232-D PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) - Mr. Joe White of White Daters and Associates was present representing the application. There were no objectors present. Staff presented the proposed development with a positive recommendation subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. y September 19, 2002 ITEM NO.: 12 FILE NO.: Z-6232-D NAME: The Villages at Rahling Road (Lot 10A) Revised PCD LOCATION: Rahling Circle DEVELOPER: Deltic Timber Corporation #7 Chenal Circle Little Rock, AR 72223 AREA: 0.53 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Office ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors passed Ordinance No. 17,542 which established The Village at Rahling Road PCD. The PCD established a 14 lot development with C-2 uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission on an individual basis as a particular development was proposed. Subsequent actions have been approved to allow three small buildings on the properties immediately west of the site. September 19, 2002 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6232-❑ A. PROPOSAUREQUEST: The applicant now proposes to revise the PCD to allow the construction of a 6960 square foot office building on unrecorded Lot 10A. The applicant has indicated the site will be used as a medical office type use. The applicant proposes the placement of 20 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located on the north property line as are the existing buildings in the area. The applicant proposes the placement of the building at a 12-foot building line and has indicated the building height will not exceed 35-feet. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm six (6) days per week. The applicant has also indicated signage will comply with city ordinance standard for office zones (not to exceed six (6) feet in height and 64 square feet in area) and the architectural design elements of "The Village of Rahling Road". B. EXISTING CONDITIONS: The site is cleared flat site with street improvements in place. The property was cleared and graded with initial development of the PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The 0-2 and PCD zoned properties immediately south and east of the site are undeveloped. A similar office building is located adjacent to the west. The larger buildings of the multiuse PCD are located north of the site. C. NEIGHBORHOOD COMMENTS: All owners within 200 feet of the site and residents within 300 feet, who could be identified, were notified of the Public Hearing. There is no City recognized neighborhood association within the vicinity of the site. As of this writing staff has received one informational phone call concerning the development. D. ENGINEERING COMMENTS: Public Works: No comment. Wastewater: Sewer available and not adversely affected. AP & L: No comment received. 2 September 19, 2002 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO_: Z-6232-D ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water service is available. Developer must extend water service to back of sidewalk. For a dental office, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. Fire Department- Approved as submitted. County Planning: No comment received. CATA: The site is located on a dedicated bus route and has no effect on bus radius, turnout and route. E. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: A portion of the proposed landscape strip south of the proposed parking lot drops below the minimum 6.7-foot width required by the Landscape Ordinance. A water source within seventy-five (75) feet of all landscaped areas will be required. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the PCD was an overall development plan for the Villages at Rahling Road knowing that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a dentist office on an unrecorded lot in the subdivision. Staff stated the applicant would be required to indicate the number of doctors and the number of employees on the site plan. Staff also stated any additional site lighting must be low level and directed away from residentially zoned 3 September 19, 2002 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6232-D property. Comments from the Water Department were noted and the Landscaping comments were briefly discussed. Staff stated any variance from the Landscape Ordinance would require City Beautiful Commission approval. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated there will be two (2) doctors serving the facility. Typically this would require 12 parking spaces and the applicant has indicated there will be 20 on -site parking spaces. In addition, there is a large parking area across the street should parking ever become an issue for the site. The applicant has also indicated a 10- foot landscaping strip along the southern perimeter adjacent to the property line and the parking lot. The applicant has indicated water will be extended to the site by the developer as required by Central Arkansas Water. The applicant has indicated the site will utilize city service for garbage collection and there will not be a dumpster located on the site. Staff is supportive of the request to revise the previously approved PCD to allow a dentist office to be located on proposed Lot 10A. The area is developing as non-residential neighborhood commercial and office type uses. The applicant has indicated signage and lighting will comply with the Zoning Ordinance and the Chenal Design criteria. The applicant has indicated Lot 10A will be final platted prior to development. The applicant has indicated the hours of operation will be from 7:00 am to 9:00 pm six (6) days per week. The proposed use and hours of operation is consistent with the development pattern in the area and should have no adverse impact on the surrounding area. H. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PCD to allow Lot 10A to develop with an office building subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff Report. .19 FILE NO.: Z-6323-D NAME: The Villages at Rahling Road (Lot 10A) Revised PCD LOCATION: Rahling Circle DEVELOPER: Deltic Timber Corporation #7 Chenal Circle Little Rock, AR 72223 AREA: 0.53 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED BACKGROUND: ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 None requested. On August 5, 1997, the Board of Directors passed Ordinance No. 17,542 'Which established The Village at Rahling Road PCD. The PCD established a 14 lot development with C-2 uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission on an individual basis as a particular development was proposed. Subsequent actions have been approved to allow three small buildings on the properties immediately west of the site. FILE NO.: Z-6323-D A. PROPOSAL/REQUEST- The applicant now proposes to revise the PCD to allow the construction of a 6960 square foot office building on unrecorded Lot 10A. The applicant has indicated the site will be used as a medical office type use. The applicant proposes the placement of 20 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located on the north property line as are the existing buildings in the area. The applicant proposes the placement of the building at a 12-foot building line and has indicated the building height will not exceed 35-feet. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm six (6) days per week. The applicant has also indicated signage will comply with city ordinance standard for office zones (not to exceed six (6) feet in height and 64 square feet in area) and the architectural design elements of "The Village of Rahling Road". B. EXISTING CONDITIONS: The site is cleared flat site with street improvements in place. The property was cleared and graded with initial development of the PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The 0-2 and PCD zoned properties immediately south and east of the site are undeveloped. A similar office building is located adjacent to the west. The larger buildings of the multiuse PCD are located north of the site. C. NEIGHBORHOOD COMMENTS: All owners within 200 feet of the site and residents within 300 feet, who could be identified, were notified of the Public Hearing. There is no City recognized neighborhood association within the vicinity of the site. As of this writing staff has received one informational phone call concerning the development. D. ENGINEERING COMMENTS: Public Works: No comment. Wastewater: Sewer available and not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. 2 Water: Water service is available. Developer must extend water service to back of sidewalk. For a dental office, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is located on a dedicated bus route and has no effect on bus radius, turnout and route. E. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: A portion of the proposed landscape strip south of the proposed parking lot drops below the minimum 6.7-foot width required by the Landscape Ordinance. A water source within seventy-five (75) feet of all landscaped areas will be required. Buildinq Codes: No comment received- G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the PCD was an overall development plan for the Villages at Rahling Road knowing that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a dentist office on an unrecorded lot in the subdivision. Staff stated the applicant would be required to indicate the number of doctors and the number of employees on the site plan. Staff also stated any additional site lighting must be low level and directed away from residentially zoned property. Comments from the Water Department were noted and the Landscaping comments were briefly discussed. Staff stated any variance from the Landscape Ordinance would require City Beautiful Commission approval. 3 FILE NO.: Z-6323-D (Cont. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated there will be two (2) doctors serving the facility. Typically this would require 12 parking spaces and the applicant has indicated there will be 20 on -site parking spaces. In addition, there is a large parking area across the street should parking ever become an issue for the site. The applicant has also indicated a 10- foot landscaping strip along the southern perimeter adjacent to the property line and the parking lot. The applicant has indicated water will be extended to the site by the developer as required by Central Arkansas Water. The applicant has indicated the site will utilize city service for garbage collection and there will not be a dumpster located on the site. Staff is supportive of the request to revise the previously approved PCD to allow a dentist office to be located on proposed Lot 10A. The area is developing as non-residential neighborhood commercial and office type uses. The applicant has indicated signage and lighting will comply with the Zoning Ordinance and the Chenal Design criteria. The applicant has indicated Lot 10A will be final platted prior to development. The applicant has indicated the hours of operation will be from 7:00 am to 9:00 pm six (6) days per week. The proposed use and hours of operation is consistent with the development pattern in the area and should have no adverse impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PCD to allow Lot 10A to develop with an office building subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff Report. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Joe White of White Daters and Associates was present representing the application. There were no objectors present. Staff presented the proposed development with a positive recommendation subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. Ell