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HomeMy WebLinkAboutZ-6332-E Staff AnalysisDecember 19, 2002 ITEM NO.: 8 FILE NO.: Z-6232-E NAME: The Villages at Rahling Road (Lot 10B) 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 VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted 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 four small buildings on the properties immediately west of the site. December 19, 2002 SUBDIVISION 11:1810110M: IRSTIM A. PROPOSAL/REQUEST: FILE NO.: Z-6232-E The applicant now proposes to revise the PCD to allow the construction of a 3895 square foot office building with a 1242 square foot area for future expansion on unrecorded Lot 10B. The applicant has indicated the site will be used as a medical office type use (physical therapy). The applicant has indicated there will be two (2) doctors utilizing the facility. The applicant proposes the placement of 17 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located on the west property line between Lots 10A and 10B. The applicant 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 a 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. Similar sized office building are located adjacent to the west of the proposed site. 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 CONDITIONS:. Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: Approved as submitted. 2 December 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6232-E Center -Point Energy: No comment received. Southwestern Bell: No comment received. Central Arkansas Water: Approved as submitted. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the revision to the PCD was a part of the overall development plan for the Villages at Rahling Road. Staff stated when the initial PCD was submitted the applicant indicated that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a physical therapy office on an unrecorded lot in the subdivision. Staff stated the proposed site plan should indicate the dimension of all building setbacks from the property lines. Staff also stated the sign area was to be denoted on the site plan. Staff stated since the development was a planned development typical ordinance standards did not apply and there were no typical requirements with regard to signage. Staff also stated any additional site lighting must be low level and directional, directed away from residentially zoned property. 3 December 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-6232-E Landscaping comments were briefly discussed. Staff stated the proposed areas set aside for landscaping appeared to meet the minimum requirements of the ordinance. 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 17 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 revised site plan indicates a 7.5- foot landscaping strip along the eastern perimeter adjacent to the parking lot. The landscape islands have been increased to eight (8) feet as requested by Staff. The applicant is proposing the construction of a 3895 square foot office building and is proposing at some point in the future a 1242 square foot expansion area. The proposed expansion would not eliminate any of the proposed parking if developed. 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 physical therapy office to be located on proposed Lot 10B. The area is developing with non-residential neighborhood commercial and office type uses. The applicant has indicated signage will comply with the Zoning Ordinance and the Chenal Design criteria (not to exceed six (6) feet in height and 64 square feet in area). The applicant has indicated Lot 10B will be final platted prior to development. The hours of operation are proposed as 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. To Staff's knowledge, there are no outstanding issues associated with the proposed development. Staff recommends approval of the requested revision to the planned development subject to the conditions previously noted in paragraphs D, E and F of this report. El December 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6232-E I. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PCD to allow Lot 10B to develop with an office building subject to compliance with the conditions outlined in Paragraphs D, E and-F of this report. December 19, 2002 ITEM NO.: 8 FILE NO.: Z-6232-E NAME: The Villages at Rahling Road (Lot 10B) 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 adopted 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 four small buildings on the properties immediately west of the site. December 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: A. PROPOSAL/REQUEST: The applicant now proposes to revise the PCD to allow the construction of a 3895 square foot office building with a 1242 square foot area for future expansion on unrecorded Lot 10B. The applicant has indicated the site will be used as a medical office type use (physical therapy). The applicant has indicated there will be two (2) doctors utilizing the facility. The applicant proposes the placement of 17 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located on the west property line between Lots 10A and 10B. The applicant 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 a 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. Similar sized office building are located adjacent to the west of the proposed site. 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 CONDITION.& Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: Approved as submitted. 2 December 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont. Center -Point Energy: No comment received. Southwestern Bell: No comment received. Central Arkansas Water: Approved as submitted. Fire Department: Approved as submitted. County Planning: No comment received. FILE NO.: Z-6232-E CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the revision to the PCD was a part of the overall development plan for the Villages at Rahling Road. Staff stated when the initial PCD was submitted the applicant indicated that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a physical therapy office on an unrecorded lot in the subdivision. Staff stated the proposed site plan should indicate the dimension of all building setbacks from the property lines. Staff also stated the sign area was to be denoted on the site plan. Staff stated since the development was a planned development typical ordinance standards did not apply and there were no typical requirements with regard to signage. Staff also stated any additional site lighting must be low level and directional, directed away from residentially zoned property. 3 December 19, 2002 SUBDIVISION ITEM NO.: $ Cont. FILE NO.: Z-6232-E Landscaping comments were briefly discussed. Staff stated, the proposed areas set aside for landscaping appeared to meet the minimum requirements of the ordinance. 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 17 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 revised site plan indicates a 7.5- foot landscaping strip along the eastern perimeter adjacent to the parking lot. The landscape islands have been increased to eight (8) feet as requested by Staff. The applicant is proposing the construction of a 3895 square foot office building and is proposing at some point in the future a 1242 square foot expansion area. The proposed expansion would not eliminate any of the proposed parking if developed. 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 physical therapy office to be located on proposed Lot 10B. The area is developing with non-residential neighborhood commercial and office type uses. The applicant has indicated signage will comply with the Zoning Ordinance and the Chenal Design criteria (not to exceed six (6) feet in height and 64 square feet in area). The applicant has indicated Lot 10B will be final platted prior to development. The hours of operation are proposed as 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. To Staff's knowledge, there are no outstanding issues associated with the proposed development. Staff recommends approval of the requested revision to the planned development subject to the conditions previously noted in paragraphs D, E and F of this report. 2 December 19, 2002 SHRnIVISION ITEM NO.: 8 Cont. FILE NO.: Z-6232-E STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PCD to allow Lot 10B to develop with an office building subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff presented a recommendation of approval of the request to revise the previously approved PCD to allow the construction of an office use on unrecorded Lot 10B subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote. of 9 ayes, 0 noes and 2 absent. 5 FILE NO.: Z NAME: The Villages at Rahling Road (Lot 10B) 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 adopted 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 four small buildings on the properties immediately west of the site. FILE NO.: Z-6232-E 0 C C E. PROPOSAL/REQUEST: The applicant now proposes to revise the PCD to allow the construction of a 3895 square foot office building with a 1242 square foot area for future expansion on unrecorded Lot 10B. The applicant has indicated the site will be used as a medical office type use (physical therapy). The applicant has indicated there will be two (2) doctors utilizing the facility. The applicant proposes the placement of 17 parking spaces in the rear of the building to be accessed by a shared 30-foot Public Access Easement located, on the west property line between Lots 10A and 10B. The applicant 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". EXISTING CONDITIONS: The site is a 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. Similar sized office building are located adjacent to the west of the proposed site. The larger buildings of the multiuse PCD are located north of the site. 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. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: Approved as submitted. Center -Point Energy: No comment received. 2 FILE NO.: Z-6232-E (Cont. Southwestern Bell: No comment received. Central Arkansas Water: Approved as submitted. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated the revision to the PCD was a part of the overall development plan for the Villages at Rahling Road. Staff stated when the initial PCD was submitted the applicant indicated that as each lot developed the PCD would be required to be revised. Staff stated the current proposal was for a physical therapy office on an unrecorded lot in the subdivision. Staff stated the proposed site plan should indicate the dimension of all building setbacks from the property lines. Staff also stated the sign area was to be denoted on the site plan. Staff stated since the development was a planned development typical ordinance standards did not apply and there were no typical requirements with regard to signage. Staff also stated any additional site lighting must be low level and directional, directed away from residentially zoned property. Landscaping comments were briefly discussed. Staff stated the proposed areas set aside for landscaping appeared to meet the minimum requirements of the ordinance. 3 FILE NO.: Z-6232-E (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 17 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 revised site plan indicates a 7.5- foot landscaping strip along the eastern perimeter adjacent to the parking lot. The landscape islands have been increased to eight (8) feet as requested by Staff. The applicant is proposing the construction of a 3895 square foot office building and is proposing at some point in the future a 1242 square foot expansion area. The proposed expansion would not eliminate any of the proposed parking if developed. 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 physical therapy office to be located on proposed Lot 10B. The area is developing with non-residential neighborhood commercial and office type uses. The applicant has indicated signage will comply with the Zoning Ordinance and the Chenal Design criteria (not to exceed six (6) feet in height and 64 square feet in area). The applicant has indicated Lot 10B will be final platted prior to development. The hours of operation are proposed as 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. To Staff's knowledge, there are no outstanding issues associated with the proposed development. Staff recommends approval of the requested revision to the planned development subject to the conditions previously noted in paragraphs D, E and F of this report. 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