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HomeMy WebLinkAboutZ-6323-L Staff AnalysisDecember 18, 2008 ITEM NO.: 9 NAME: The Village at Rahling Road Lot 9B Revised PCD LOCATION: Located at 24 Rahling Circle DEVELOPER: PPD Properties, LLC 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.. Z-6323-L AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mixed Use Shopping and Office PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use Shopping and Office — Add covered parking within the rear parking lot area of Lot 9B 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 several small office buildings on the properties within the development. December 18, 2008 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-L A. PROPOSAL/REQUEST: The applicant is requesting a revision to the previously approved PCD to allow the placement of a covered parking structure and a three -car garage within the rear parking lot of this existing office building. According to the site plan the existing seven northern parking spaces will be covered with a metal parking canopy. The color is to match the existing office building. A three -car garage structure is proposed within the southern parking area. The garage is proposed to be 24-feet by 36-feet with the facade constructed to match the existing office building. B. EXISTING CONDITIONS: C I E The Village at Rahling Road is developing as a mixed -use development with the retail uses located in a two-story building fronting Rahling Road and smaller office uses located to the rear of the development in individual office buildings. Some of the office uses within the development include a branch bank, branch of the Central Arkansas Library System, veterinary clinic, medical clinic, mortgage company and engineering office. The access drives are in place. There is a centralized parking lot to serve the development and each of the office buildings has parking located within the rear yard. NEIGHBORHOOD COMMENTS. As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. K December 18, 2008 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-L Central Arkansas Water: No objection. Fire Department: Approved as submitted. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 a previously approved zoning site plan to allow covered parking for an office building. There is no use change with this application, so this request does not require a change to the Land Use Plan. Master Street Plan: Rahling Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All the landscaping, fencing, and dumpster enclosures should be in good condition or replaced in conjunction with this application. G. SUBDIVISION COMMITTEE COMMENT: (November 20, 2008) The applicant was not present. Staff presented an overview of the development to the Committee members stating there were no technical issues in need of 9 December 18, 2008 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-6323-L addressing raised from the various reporting departments and agencies. Staff stated they had received a phone call from an abutting property owner questioning the use of metal. Staff stated the applicant was meeting with the neighbor and the Chenal Architectural Review Committee to address any concerns related to design they may have. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues raised at the November 20, 2008, Subdivision Committee meeting in need of addressing. The applicant is seeking approval of a revision to the approved PCD to allow the placement of a garage structure and covered parking within the rear parking lot area. The property is located within the Village at Rahling Road Shopping Center which has developed with a mixture of office and commercial uses. Adjacent to the applicant's property there are a number of small office buildings both one and two story with rear yard parking lots to serve the employees and a centralized parking area to serve clients and guest. There are no other modifications proposed to the site including building footprint, landscaping, parking lot layout, signage or hours of operation. Six (6) of the existing seven (7) northern parking spaces will be covered with a metal canopy constructed of a color matching the existing office building. A three -car garage structure will be constructed along the southern perimeter removing four parking spaces. The garage is proposed to be 24-feet by 36-feet with the fagade constructed to match the existing office building. The site contains sufficient parking and the removal of one space will not impact the available on -site parking. Staff is supportive of the request. The proposed covered parking construction is located within the rear yard area and will be screened from the street by the existing office building. The property to the south is zoned 0-2, Office and Institutional District and is developed with a multi -story office building. Staff does not feel the construction of the covered parking areas to the rear of the building will create an adverse impact on the site or the adjacent office buildings. Prior to construction the applicant must seek approval from the Chenal Design Review Committee concerning construction materials and color choices. Staff recommends the applicant provide an approval from this committee prior to the issuance of a building permit for the covered parking areas. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the revision to the PCD to allow the covered parking within the rear yard parking lot area will impact the adjoining properties. S December 18, 2008 SUBUVISION ITEM NO.: 9 (Cont. I. STAFF RECOMMENDATIONS: FILE NO.: Z-6323-L Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant provide the approval from the Chenal Design Review Committee prior to the issuance of a building permit for the covered parking areas. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the applicant provide approval from the Chenai Design Review Committee prior to the issuance of a building permit for the covered parking areas. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. 5 ITEM NO.: 9. Z-6323-L NAME: The Village at Rahling Road Lot 9B Revised PCD LOCATION: located at 24 Rahling Circle Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 3, 2008. The Office of Planning and Development must receive the proof of notice no later than December 12, 2008. 2. The location indicated for the dumpster is a landscape island. Is this island a part of the required landscaping for the site? 3. Re -label the site plan noting the dumpster screening and existing or proposed. (Proposed dumpster location, screening per typical ordinance standards.) 4. Prior to the issuance of a building permit the applicant will be required to provide a letter of approval from the Chenal Architectural Design Review committee. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 Item # 9. revision to a previously approved zoning site plan to allow covered parking for an office building. There is no use change with this application, so this request does not require a change to the Land Use Plan. Master Street Plan: Rahling Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: A Class I Bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All the landscaping, fencing, and dumpster enclosures should be in good condition or replaced in conjunction with this application. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Monday, December 1, 2008. Item # 9. FILE NO.: Z-6323-1 NAME: The Village at Rahling Road Lot 9B Revised PCD LOCATION: Located at 24 Rahling Circle DEVELOPER: PPD Properties, LLC 24 Rahling Circle Little Rock, AR 72223 FNr,INFFR' White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mixed Use Shopping and Office PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use Shopping and Office — Add covered parking within the rear parking lot area of Lot 9B VARIANCESIWAIVERS 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 several small office buildings on the properties within the development. FILE NO.: Z-6323-L (Cont. A. PROPOSAL/REQUEST: The applicant is requesting a revision to the previously approved PCD to allow the placement of a covered parking structure and a three -car garage within the rear parking lot of this existing office building. According to the site plan the existing seven northern parking spaces will be covered with a metal parking canopy. The color is to match the existing office building. A three -car garage structure is proposed within the southern parking area. The garage is proposed to be 24-feet by 36-feet with the facade constructed to match the existing office building. B. EXISTING CONDITIONS: The Village at Rahling Road is developing as a mixed -use development with the retail uses located in a two-story building fronting Rahling Road and smaller office uses located to the rear of the development in individual office buildings. Some of the office uses within the development include a branch bank, branch of the Central Arkansas Library System, veterinary clinic, medical clinic, mortgage company and engineering office. The access drives are in place. There is a centralized parking lot to serve the development and each of the office buildings has parking located within the rear yard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All properly owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received - Center -Point Ever w No comment received. AT & T: No comment received. Central Arkansas Water: No objection. 2 FILE NO.: Z-6323-L (Cont_ Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 a previously approved zoning site plan to allow covered parking for an office building. There is no use change with this application, so this request does not require a change to the Land Use Plan. Master Street Plan: Rahling Circle is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All the landscaping, fencing, and dumpster enclosures should be in good condition or replaced in conjunction with this application. G. SUBDIVISION COMMITTEE COMMENT: (November 20, 2008) The applicant was not present. Staff presented an overview of the development to the Committee members stating there were no technical issues in need of addressing raised from the various reporting departments and agencies. Staff stated they had received a phone call from an abutting property owner questioning the use of metal. Staff stated the applicant was meeting with the 3 FILE NO.: Z-6323-L (Cont. neighbor and the Chenal Architectural Review Committee to address any concerns related to design they may have. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues raised at the November 20, 2008, Subdivision Committee meeting in need of addressing. The applicant is seeking approval of a revision to the approved PCD to allow the placement of a garage structure and covered parking within the rear parking lot area. The property is located within the Village at Rahling Road Shopping Center which has developed with a mixture of office and commercial uses. Adjacent to the applicant's property there are a number of small office buildings both one and two story with rear yard parking lots to serve the employees and a centralized parking area to serve clients and guest. There are no other modifications proposed to the site including building footprint, landscaping, parking lot layout, signage or hours of operation. Six (6) of the existing seven (7) northern parking spaces will be covered with a metal canopy constructed of a color matching the existing office building. A three -car garage structure will be constructed along the southern perimeter removing four parking spaces. The garage is proposed to be 24-feet by 36-feet with the fagade constructed to match the existing office building. The site contains sufficient parking and the removal of one space will not impact the available on -site parking. Staff is supportive of the request. The proposed covered parking construction is located within the rear yard area and will be screened from the street by the existing office building. The property to the south is zoned 0-2, Office and Institutional District and is developed with a multi -story office building. Staff does not feel the construction of the covered parking areas to the rear of the building will create an adverse impact on the site or the adjacent office buildings. Prior to construction the applicant must seek approval from the Chenal Design Review Committee concerning construction materials and color choices. Staff recommends the applicant provide an approval from this committee prior to the issuance of a building permit for the covered parking areas. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the revision to the PCD to allow the covered parking within the rear yard parking lot area will impact the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant provide the approval from the Chenal Design Review Committee prior to the issuance of a building permit for the covered parking areas. 0 FILE NO.: Z-6323-L (Cont. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the applicant provide approval from the Chenal Design Review Committee prior to the issuance of a building permit for the covered parking areas. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. 5