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HomeMy WebLinkAboutZ-6323-H Staff AnalysisSubdivision Committee Comments August 14, 2003 ITEM NO.: 9 FILE NO.: Z-6323-H NAME: The Villages at Rahling Road Revised PCD LOCATION: Rahling Circle Unrecorded Lot 11 Planning_Staff Comments: 1. 2 - Nr 3 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. Provide a more specific list of "office and commercial uses". Will the uses be C-1 and 0-3 users? Signage will be limited to that allowed in office zones or six feet in height and sixty-four square feet in area. Variance/Waivers: k � 1 None requested. Public Works: No Comment. c Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: On -site fire hydrant is required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 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 an existing Planned Commercial Development for development of a lot within the Commercial area. The requested amendment to the existing Planned Commercial Development is not such which would require a plan amendment. City Recognized Neighborhood Action located in an area covered by a City action plan. Plan: The property under review is not of Little Rock recognized neighborhood Landscape: The plan submitted falls 540 square feet short of fulfilling the 2,115 square feet of interior landscaping required by the Landscape Ordinance. An irrigation system to water 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 20, 2003. September 4, 2003 ITEM NO.: 9 NAME: The Villages at Rahling Road Revised PCD LOCATION: Rahling Circle (Unrecorded Lot 11) DEVELOPER: Carla Spainhour 400 West Capitol Avenue Little Rock, AR 72201 FN(;INFFR• White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Office and Commercial Uses VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FILE NO.: Z-6323-H 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 September 4, 2003 SUBDIVISION ITEM NO.: 9 (Contj FILE NO.: Z-6323-H was proposed. Subsequent actions have been approved to allow six small buildings on the properties within the development. There are currently four buildings of the six approved buildings completed on the rear lots. A. PROPOSAUREQUEST: The applicant is proposing the placement of an 11,520 square foot building with the possible expansion area of an additional 11,520 square feet to be used as office and commercial lease space. The applicant is requesting a building envelope be approved and the building size will be based upon tenant mix. The applicant has indicated there will be 55 on -site parking spaces provided with additional parking available on the street and the shared parking area located within the development. The applicant has indicated the commercial users will be C-2 permitted uses and retail uses which are not listed, but would be enclosed and the office users will be primarily General and Professional. The days and hours of operation are proposed as 7:00 am to 9:00 pm seven days per week. The signage proposed is consistent with signage allowed in office zones under the current zoning ordinance (six feet in height and sixty-four square feet in area). The applicant has indicated a service drive along the northern side of the proposed building to only serve this lot. 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. Smaller office buildings are located adjacent to the proposed site to the south and southwest. The larger buildings of the multiuse PCD are located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. 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 CONDITIONS: No Comment. 4 September 4, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-5323-H E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: On -site fire hydrant is required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. 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 an existing Planned Commercial Development for development of a lot within the Commercial area. The requested amendment to the existing Planned Commercial Development is not such which would require a plan amendment. 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 plan submitted falls 540 square feet short of fulfilling the 2,115 square feet of interior landscaping required by the Landscape Ordinance. An irrigation system to water landscaped areas will be required. 3 September 4, 2003 SUBDIVISIO ITEM NO.: 9 Cont. FILE NO.: Z-6323-H G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Ms. Carla Spainhour and Mr. Timothy Spainhour were present representing the request. Staff noted there were additional items needed for clarification of the proposed uses of the site. Staff requested details on the users to determine parking required. Staff also stated the maximum sign area was six feet in height and sixty-four square feet in area. Landscaping comments were addressed. Staff noted the proposed interior landscaping appeared to fall short of the required per the Landscape Ordinance. Staff requested the applicant revise the site plan to include the additional landscape area. Staff noted comments from the various other agencies. Staff suggested the applicant contact the agencies individually if there were any questions. There was no further discussion of the item and the Committee 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 the primary users of the site will be C-2 permitted uses and retail uses not listed but enclosed and general and professional office users. Staff is supportive of the requested uses. The typically minimum parking required would be 103 parking spaces (23,040 maximum building area at one space per 225 square feet). There are 55 spaces proposed as a part of the development with street parking and a large parking area across the street, which should provide sufficient parking, if parking were to ever become an issue for the site. The revised plan includes additional interior landscaping. To meet the minimum interior landscaping requirements per the Landscape Ordinance the applicant will be required to place 2,115 square feet of interior landscaping. The site plan appears to meet this requirement. Staff is supportive of the proposed landscaping. 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 two dumpster locations and have been indicated on the proposed site plan with the required screening. 0 September 4, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-H The applicant has indicated signage will comply with the Zoning Ordinance and the Chenal Design criteria. The typical signage allowed in office zones shall not exceed six (6) feet in height and 64 square feet in area. The proposed signage complies with that allowed in office zones. The applicant has indicated Lot 11 will be final platted prior to development. This is similar to the previous proposals and the development pattern in the area. The hours of operation are proposed as 7:00 am to 9:00 pm Monday through Saturday. The proposed use and hours of operation are consistent with the development pattern in the area and should have no adverse impact on the surrounding area. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to revise the previously approved PCD to allow the construction of a commercial/office building on the site. The area is developing as non-residential neighborhood commercial and office type uses. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Ms. Carla Spainhour and Mr. Joe White were present representing the request. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 FILE NO.: Z-E NAME: The Villages at Rahling Road Revised PCD LOCATION: Rahling Circle (Unrecorded Lot 11) 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 ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PCD C-2 Permitted uses Revised PCD Office and Commercial Uses VARIANCESNVAIVEIRS 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 FILE NO.: Z-6323-H Cont. was proposed. Subsequent actions have been the properties within the development. There approved buildings completed on the rear lots. A. PROPOSAL/REQUEST: approved to allow six small buildings on are currently four buildings of the six The applicant is proposing the placement of an 11,520 square foot building with the possible expansion area of an additional 11,520 square feet to be used as office and commercial lease space. The applicant is requesting a building envelope be approved and the building size will be based upon tenant mix. The applicant has indicated there will be 55 on -site parking spaces provided with additional parking available on the street and the shared parking area located within the development. The applicant has indicated the commercial users will be C-2 permitted uses and retail uses which are not listed, but would be enclosed and the office users will be primarily General and Professional. The days and hours of operation are proposed as 7:00 am to 9:00 pm seven days per week. The signage proposed is consistent with signage allowed in office zones under the current zoning ordinance (six feet in height and sixty-four square feet in area). The applicant has indicated a service drive along the northern side of the proposed building to only serve this lot. 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. Smaller office buildings are located adjacent to the proposed site to the south and southwest. The larger buildings of the multiuse PCD are located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. 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 CONDITIONS: No Comment. 2 FILE NO.: Z-5323-H Cont. E F 9 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: On -site fire hydrant is required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 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 an existing Planned Commercial Development for development of a lot within the Commercial area. The requested amendment to the existing Planned Commercial Development is not such which would require a plan amendment. Citv 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 plan submitted falls 540 square feet short of fulfilling the 2,115 square feet of interior landscaping required by the Landscape Ordinance. An irrigation system to water landscaped areas will be required. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Ms. Carla Spainhour and Mr. Timothy Spainhour were present representing the request. Staff noted there were additional items needed for clarification of the proposed uses of the site. Staff requested details on the users to determine 3 FILE NO.: Z-6323-H(Cont.) parking required. Staff also stated the maximum sign area was six feet in height and sixty-four square feet in area. Landscaping comments were addressed. Staff noted the proposed interior landscaping appeared to fall short of the required per the Landscape Ordinance. Staff requested the applicant revise the site plan to include the additional landscape area. Staff noted comments from the various other agencies. Staff suggested the applicant contact the agencies individually if there were any questions. There was no further discussion of the item and the Committee 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 the primary users of the site will be C-2 permitted uses and retail uses not listed but enclosed and general and professional office users. Staff is supportive of the requested uses. The typically minimum parking required would be 103 parking spaces (23,040 maximum building area at one space per 225 square feet). There are 55 spaces proposed as a part of the development with street parking and a large parking area across the street, which should provide sufficient parking, if parking were to ever become an issue for the site. The revised plan includes additional interior landscaping. To meet the minimum interior landscaping requirements per the Landscape Ordinance the applicant will be required to place 2,115 square feet of interior landscaping. The site plan appears to meet this requirement. Staff is supportive of the proposed landscaping. 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 two dumpster locations and have been indicated on the proposed site plan with the required screening. The applicant has indicated signage will comply with the Zoning Ordinance and the Chenal Design criteria. The typical signage allowed in office zones shall not exceed six (6) feet in height and 64 square feet in area. The proposed signage complies with that allowed in office zones. The applicant has indicated Lot 11 will be final platted prior to development. This is similar to the previous proposals and the development pattern in the area. 4 FILE NO.: Z-6323-H The hours of operation are proposed as 7:00 am to 9:00 pm Monday through Saturday. The proposed use and hours of operation are consistent with the development pattern in the area and should have no adverse impact on the surrounding area. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to revise the previously approved PCD to allow the construction of a commercial/office building on the site. The area is developing as non-residential neighborhood commercial and office type uses. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Ms. Carla Spainhour and Mr. Joe White were present representing the request. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5