Loading...
HomeMy WebLinkAboutZ-6323-J Staff AnalysisAugust 26, 2004 ITEM NO.: 15 FILE NO.: Z-6323-J NAME: The Village at Rahling Road Revised Long -form PCD — Lot 11 LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway DEVELOPER: Carla Spainhour 400 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 Acres CURRENT ZONIN ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PCD 0-2 Permitted uses Revised PCD C-2 Permitted uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form 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 seven small buildings on the properties within the development. There are currently six buildings of the seven approved buildings completed on the rear lots. August 26, 2004 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6 A. PROPOSAUREQUEST: The applicant is proposing to revise a previously approved PCD to allow the construction of a single -story 16,221 square foot office building. The project has been revised to orient the building towards the new Public Library. The proposed uses are C-2 uses as set forth in the original PCD development. Parking has been indicated at 54 parking spaces. Te applicant is proposing the use of public parking in the common area of the development, which should allow the development to function adequately. The applicant has indicated the days and hours of operation will be from 7:00 am to 9:00 pm six days per week. The applicant has also indicated a maximum building height of 35-feet. The site plan indicates signage will comply with signage allowed in commercial zones. 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 zoned properties immediately south and east of the site are undeveloped. Smaller office buildings are located adjacent to the proposed site to the southwest. The larger buildings of the original multiuse PCD is located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The St. Charles Community Association, the Chenal Ridge Property Owners Association, the Margeaux Property Owners Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Developer will be responsible for security of existing sewer main during construction. Any damage done to the existing sewer main will be repaired at the Developer's expense. is August 26, 2004 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6323-J Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Developer must extend water service to back of sidewalk. If building has a fire sprinkler system, an additional fire hydrant may be required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDES Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a Planned Commercial Development for a one-story office building. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Circle is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. Cily 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: The proposed interior landscaping areas are less than the eight - percent (1,913 square feet) required by the Landscape Ordinance. To receive credit toward fulfilling landscape interior requirements, interior islands must be at least 7 '/2 feet in width and 150 square feet in area. Required building landscaping cannot count toward fulfilling interior requirements. Irrigation of landscaped areas will be required. 3 August 26, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6323-J G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting to revise a previously approved PCD to allow the development of an office building. Staff stated the previous approval for the lot was a two story building with parking located in the rear. Staff noted the current design was to take advantage of the view of the new library. Staff requested the applicant provide additional information concerning the proposed uses. Staff noted a restaurant was an allowable use in C-2 zoning. Staff stated a restaurant would not allow for sufficient parking. Staff also questioned the dumpster location. Mr. White stated the dumpster was shown but not labeled. He stated a label would be included on the revised plan. Landscaping comments were addressed. Staff stated in interior landscaping was not adequate to meet the eight percent required by the Landscape Ordinance. Staff also noted interior islands must be at least 7'/2 feet in width and 150 square feet in area to receive credit. There was no further discussion of the item. 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 at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the dumpster location on the proposed site plan along with a note concerning the required screening. The applicant has also indicated signage will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated the use mix of the site as 50% office and 50% service uses. The site plan includes the placement of 50 on -site parking spaces. The typical minimum parking required for a building with the proposed use mix would be 47 parking spaces. The proposed parking is adequate to meet the typical minimum ordinance requirement for a development of this type. The site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The site plan also indicated the maximum building height will be 35-feet, more than adequate to develop a single - story building. The site plan includes the placement of a twelve foot building line along Rahling Circle. The indicated building line is consistent with other buildings in the area. 4 August 26, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6323-J The desire of the developer of the center was to create a town center with the store fronts at the curb line and the parking located in a central area or in the rear. Staff feels the placement of the parking as indicated will have the town center feel even though the proposed parking is located in the front of the building. The applicant has indicated landscaping as requested by staff. The applicant has increased the interior landscape islands and increased the landscape strip along the northern property line to nine feet. Staff is supportive of the applicant's proposed landscape plan. Staff is supportive of the applicant's request. The applicant has indicated the development of the site will be similar in use to the existing development pattern of the center. The applicant has indicated the maximum use of the site as 50% commercial and 50% office uses. The indicated percent mix should have no adverse impact on adjoining properties and should have minimal impact on parking in the area. Staff would however recommend the proposed use mix allow for adequate parking of each intended use based on the current ordinance requirements. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends adequate parking be available for each of the proposed uses based on current ordinance requirements. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation adequate parking be available for each of the proposed uses based on current parking ordinance requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 61 ITEM NO.: 15 FILE NO.: (Z-6323-J) NAME: The Village at Rahling Road Revised Long -form PCD — Lot 11 LOCATION: located on the Southeast corner of Rahling Road and Chenal Parkway Planning Staff Comments: Vn 1.ti-�`� 'Lux, \� l 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the use mix and proposed square footage of each use. 3. Provide the proposed treatment of the rear of the building adjacent to Lot 1013. 4. Will there be a dumpster located on the site? If so indicate the location along with a note concerning the required screening. 5. Will there be any fencing as a part of the proposed development? If so indicate the location along with a note concerning the proposed construction material/height and location. V-,_� 6. What agreement was made for the paving of the remainder of the shared parking in the center of the circle? Variance/Waivers: None requested. U� Pi ihIic VVnrk., No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Developer will be responsible for security of existing sewer main during construction. Any damage done to the existing sewer main will be repaired at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Developer must extend water service to back of sidewalk. If building has a fire sprinkler system, an additional fire hydrant may be required. Fire Department- Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received - Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a Planned Commercial Development for a one-story office building. The request does not require a change to the Land Use Plan, Master Street Plan: Rahling Circle is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. 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: The proposed interior landscaping areas are less than the eight - percent (1,913 square feet) required by the Landscape Ordinance. To receive credit toward fulfilling landscape interior requirements, interior islands must be at least 7 '/2 feet in width and 150 square feet in area. Required building landscaping cannot count toward fulfilling interior requirements. Irrigation of landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004. FILE NO.: Z-6323-J NAME: The Village at Rahling Road Revised Long -form PCD — Lot 11 LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway DEVELOPER: Carla Spainhour 400 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE PCD C-2 Permitted uses Revised PCD C-2 Permitted uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form 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 seven small buildings on the properties within the development. There are currently six buildings of the seven approved buildings completed on the rear lots. FILE NO.: Z-6323-J(Cont.) A. PROPOSAL/REQUEST: The applicant is proposing to revise a previously approved PCD to allow the construction of a single -story 16,221 square foot office building. The project has been revised to orient the building towards the new Public Library. The proposed uses are C-2 uses as set forth in the original PCD development. Parking has been indicated at 54 parking spaces. Te applicant is proposing the use of public parking in the common area of the development, which should allow the development to function adequately. The applicant has indicated the days and hours of operation will be from 7:00 am to 9:00 pm six days per week. The applicant has also indicated a maximum building height of 35-feet. The site plan indicates signage will comply with signage allowed in commercial zones. 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 zoned properties immediately south and east of the site are undeveloped. Smaller office buildings are located adjacent to the proposed site to the southwest. The larger buildings of the original multiuse PCD is located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The St. Charles Community Association, the Chenal Ridge Property Owners Association, the Margeaux Property Owners Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Developer will be responsible for security of existing sewer main during construction. Any damage done to the existing sewer main will be repaired at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional information. K FILE NO.: Z-6323-J F. G. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Developer must extend water service to back of sidewalk. If building has a fire sprinkler system, an additional fire hydrant may be required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a Planned Commercial Development for a one-story office building. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Circle is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. City Reco nized 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: The proposed interior landscaping areas are less than the eight - percent (1,913 square feet) required by the Landscape Ordinance. To receive credit toward fulfilling landscape interior requirements, interior islands must be at least 7 '/2 feet in width and 150 square feet in area. Required building landscaping cannot count toward fulfilling interior requirements. Irrigation of landscaped areas will be required. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting to revise a previously approved PC❑ to allow the development of K3 FILE NO.: Z-6323-J (Cont. an office building. Staff stated the previous approval for the lot was a two story building with parking located in the rear. Staff noted the current design was to take advantage of the view of the new library. Staff requested the applicant provide additional information concerning the proposed uses. Staff noted a restaurant was an allowable use in C72 zoning. Staff stated a restaurant would not allow for sufficient parking. Staff also questioned the dumpster location. Mr. White stated the dumpster was shown but not labeled. He stated a label would be included on the revised plan. Landscaping comments were addressed. Staff stated in interior landscaping was not adequate to meet the eight percent required by the Landscape Ordinance. Staff also noted interior islands must be at least 7 Y2 feet in width and 150 square feet in area to receive credit. There was no further discussion of the item. 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 at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the dumpster location on the proposed site plan along with a note concerning the required screening. The applicant has also indicated signage will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated the use mix of the site as 50% office and 50% service uses. The site plan includes the placement of 50 on -site parking spaces. The typical minimum parking required for a building with the proposed use mix would be 47 parking spaces. The proposed parking is adequate to meet the typical minimum ordinance requirement for a development of this type. The site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The site plan also indicated the maximum building height will be 35-feet, more than adequate to develop a single - story building. The site. plan includes the placement of a twelve foot building line along Rahling Circle. The indicated building line is consistent with other buildings in the area. The desire of the developer of the center was to create a town center with the store fronts at the curb line and the parking located in a central area or in the rear. Staff feels the placement of the parking as indicated will have the town center feel even though the proposed parking is located in the front of the building. The applicant has indicated landscaping as requested by staff. The applicant has increased the interior landscape islands and increased the landscape strip 12 FILE NO.: Z-6323-J Cont. along the northern property line to nine feet. Staff is supportive of the applicant's proposed landscape plan. Staff is supportive of the applicant's request. The applicant has indicated the development of the site will be similar in use to the existing development pattern of the center. The applicant has indicated the maximum use of the site as 50% commercial and 50% office uses. The indicated percent mix should have no adverse impact on adjoining properties and should have minimal impact on parking in the area. Staff would however recommend the proposed use mix allow for adequate parking of each intended use based on the current ordinance requirements. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends adequate parking be available for each of the proposed uses based on current ordinance requirements. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation adequate parking be available for each of the proposed uses based on current parking ordinance requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5