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HomeMy WebLinkAboutZ-6323-O Staff AnalysisITEM NO.: 9. NAME: Lot 11 the Village at Rahling Road Revised Long -form PCD LOCATION: located at 36 Rahling Circle Plannina Staff Comments: Z-6323-0 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. The notice must be mailed no later than March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. Provide a note on the site plan indicating the percentage of building coverage, the percentage of landscaped area and the percentage of pavement coverage. 3. Identify the proposed uses of the building (C-2, 0-2) and provide the proposed uses mix of the building. 4. Will the hours of dumpster service be limited to daylight hours? Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Enter : A ten (10) foot UG easement is required around the sites perimeter. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Item # 9. Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. 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 Planned Commercial Development to allow Lot 11 to develop with a mixture of office and commercial uses. The request conforms with the use proposed in the Land Use Plan. This area is not covered by a Neighborhood Action Plan. Master Street Plan: Rahling Circle is shown as 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown along Rahling Circle, Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 24, 2010. Item # 9. FILE NO.: Z-6323-0 NAME: Lot 11 the Village at Rahling Road Revised Long -form PCD LOCATION: Located at 36 Rahling Circle DEVELOPER: Dr. Argay Suri c/o Taggart, Foster, Currence, Gray Architects Inc. 4500 Burrow Drive North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-2, Shopping Center District Uses Revised PCD PROPOSED USE: Mixed Use Office/Retail 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, Shopping Center District 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 and Board of Directors for a revision to the PCD on 'an individual lot basis as a particular development was proposed. ILE NO.: Z-6323-0 Cont. Ordinance No. 19,193 adopted by the Little Rock Board of Directors on October 5, 2004, approved this lot with a mixed use development containing 50 percent 0-2, Office and Institutional District and 50 percent C-2, Shopping Center District uses within a building containing 16,221 square feet and 54 parking spaces. The development was not constructed and the PCD approval has expired. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project contains approximately 1.3 acres located on Rahling Circle. The development is proposed as a mix of 50 percent 0-2, Office and Institutional District and 50 percent C-2, Shopping Center District uses as set forth in the original PCD development plan. The owner/developer is proposing to construct a one story building that will not exceed 17,000 square feet. Parking is provided at 52 parking spaces which is just short of the typical ordinance requirement. There is public parking located within a common area is front of the building. With the additional public parking provided in front, this 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. 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 Village at Rahling Road 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 Central Arkansas Library System has a branch facility located to the north. The larger buildings of the original multiuse PCD is located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy- 2 FILE NO.: Z-6323-0 Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: A ten (10) foot UG easement is required around the sites perimeter. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. [SSUES/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 Planned Commercial Development to allow Lot 11 to develop with a mixture of office and commercial uses. The request conforms with the use proposed in the Land Use Plan. This area is not covered by a Neighborhood Action Plan. Master Street Plan: Rahling Circle is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local 4 FILE NO.: Z-6323-0 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown along Rahling Circle. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Joe White of White-Daters and Associates was present. Staff stated the request was to reinstate a previously approved PCD for this property. Staff stated the only modification to the original approval was a slight increase in the proposed building square footage. Staff questioned dumpster screening and the proposed signage plan. Public Works stated any broken curb, gutter or sidewalk would require repair prior to the issuance of a certificate of occupancy. Staff stated the landscaping indicated appeared to comply with the minimum buffer and landscape ordinance standards. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 March 18, 2010, 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% 0-2, Office and Institutional District uses and 50% C-2, Shopping Center District uses. The site Ell FILE NO.: 2-6323-0 Cont. plan includes the placement of 52 on -site parking spaces. The typical minimum parking required for a building with the proposed use mix (1 parking space per 225 gross square feet of building space) would be 75 parking spaces. The proposed parking is not adequate to meet the typical minimum ordinance requirement for a development of this type. There is parallel parking located on Rahling Circle and a large community parking lot is located across Rahling Circle from this site. Staff is supportive of the parking as proposed. The site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The site plan also indicates the maximum building height will be 35-feet. 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. The applicant has indicated landscaping consistent with the landscape and buffer ordinances. The development is proposed with 30.1 percent of the site covered by building and 55.3 percent of the site covered by paving. The remainder of the site, 14.6 percent, is designated as landscape area. 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% 0-2, Office and Institutional District and 50% C-2, Shopping Center District uses. The proposed use mix should have no adverse impact on adjoining properties and should have minimal impact on parking in the area. To staff's knowledge there are no outstanding technical issues associated with the request. The area to the east and south are zoned 0-2, Office and Institutional District. The area to the north and west are a part of the overall PCD for the Village at Rahling Road. The Village at Rahling Road has developed with a mixture of office and commercial uses. Staff feels the development of the site with the mixed use development as proposed is an appropriate use for this site. STAFF RECOMMENDATION: 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. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Joe White of White-Daters and Associates was present representing the owners. There were no registered objectors present. Staff presented the item with a 5 FILE NO.: Z-6323-0 (Cont. 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 April 8, 2010 ITEII.4 NO.: 9 FILE NO.: Z NAME: Lot 11 the Village at Rahling Road Revised Long -form PCD LOCATION: Located at 36 Rahling Circle DEVELOPER: Dr. Argay Suri c/o Taggart, Foster, Currence, Gray Architects Inc. 4500 Burrow Drive North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-2, Shopping Center District Uses Revised PCD PROPOSED USE: Mixed Use Office/Retail 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, Shopping Center District 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 and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Ordinance No. 19,193 adopted by the Little Rock Board of Directors on October 5, 2004, approved this lot with a mixed use development containing 50 percent 0-2, Office April 8, 2010 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6 and Institutional District and 50 percent C-2, Shopping Center District uses within a building containing 16,221 square feet and 54 parking spaces. The development was not constructed and the PCD approval has expired. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: IQ The project contains approximately 1.3 acres located on Rahling Circle. The development is proposed as a mix of 50 percent 0-2, Office and Institutional District and 50 percent C-2, Shopping Center District uses as set forth in the original PCD development plan. The owner/developer is proposing to construct a one story building that will not exceed 17,000 square feet. Parking is provided at 52 parking spaces which is just short of the typical ordinance requirement. There is public parking located within a common area is front of the building. With the additional public parking provided in front, this 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. 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 Village at Rahling Road 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 Central Arkansas Library System has a branch facility located to the north. The larger buildings of the original multiuse PCD is located northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy- 2 April 8, 2010 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6323-0 E. UTILITIES AND FIRE DEPART MENTrCOUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy A ten (10) foot UG easement is required around the sites perimeter. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The has Land Use Plan shows Community Shopping for this property_ The applicant applied for a revision to a previously approved Planned Commercial Development to allow Lot 11 to develop with a mixture of office and commercial uses. The request conforms with the use proposed in the Land Use Plan. This area is not covered by a Neighborhood Action Plan. 3 April 8, 2010 SUB I )VISION ITEM NO.: 9 Cont. FILE NO.: Z-6323-0 Master Street Plan: Rahling Circle is shown as 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 zoningluse or more intensive zoning than duplexes are considered as ',Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown along Rahling Circle. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Joe White of White-Daters and Associates was present. Staff stated the Staff request was to reinstat to oriyinalpapproval was ar this slight pncpease in the stated the only modificationg proposed building square footage. Staff questioned dumpster screening and the proposed signage plan. Public Works stated any broken curb, gutter or sidewalk would require repair prior to the issuance of a certificate of occupancy. Staff stated the landscaping indicated appeared to comply with the minimum buffer and landscape ordinance standards. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 March 18, 2010, 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 Il April 8, 2010 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-6323-0 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% 0-2, Office and Institutional District uses and 50% C-2, Shopping Center District uses. The site plan includes the placement of 52 on -site parking spaces. The typical minimum parking required for a building with the proposed use mix (1 parking space per 225 gross square feet of building space) would be 75 parking spaces. The proposed parking is not adequate to meet the typical minimum ordinance requirement for a development of this type. There is parallel parking located on Rahling Circle and a large community parking lot is located across Rahling Circle from this site. Staff is supportive of the parking as proposed. The site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The site plan also indicates the maximum building height will be 35-feet. 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. The applicant has indicated landscaping consistent with the landscape and buffer ordinances. The development is proposed with 30.1 percent of the site covered by building and 55.3 percent of the site covered by paving. The remainder of the site, 14.6 percent, is designated as landscape area. 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% 0-2, Office and Institutional District and 50% C-2, Shopping Center District uses. The proposed use mix should have no adverse impact on adjoining properties and should have minimal impact on parking in the area. To staff's knowledge there are no outstanding technical issues associated with the request. The area to the east and south are zoned 0-2, Office and Institutional District. The area to the north and west are a part of the overall PCD for the Village at Rahling Road. The Village at Rahling Road has developed with a mixture of office and commercial uses. Staff feels the development of the site with the mixed use development as proposed is an appropriate use for this site. April 8, 2010 SUBDIVISION MA ► rel we I. STAFF RECOMMENDATION: FILE NO.: Z-6323-0 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. PLANNING COMMISSION ACTION- (APRIL 8, 2010) Mr. Joe White of White-Daters and Associates was present representing the owners. 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9