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HomeMy WebLinkAboutZ-6323-U Staff AnalysisITEM NO.: S. Z-6323-U NAME: The Village at Rahling Road Lot 13 Short -form PCD LOCATION: located at 40 Rahling Circle Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 12, 2015. The Office of Planning and Development must receive the proof of notice no later than August 21, 2015. 2. The cover letter and the supplemental information do not agree on the building square footages. Please verify the total building square footage for the proposed new building. 3. The site plan indicates the placement of two (2) ground signs to serve the development. Will there be building signage located on the rear of the structure? 4. The site plan indicates the building with a maximum building height of 35-feet. Is the building one (1) or two (2) stories? 5. The cover letter and the supplemental information do not agree on the proposed use of the building. Provide details of the proposed use of the building. 6. The cover letter indicates additional parking is located within the parallel spaces located on Rahling Circle. A number of previous proposal have also noted this parking as available when the developments did not meet the typical minimum parking per the ordinance. Is there sufficient parking for this development and the proposed development located on Lot 1 C? 7. Provide the percentage of building coverage, the percentage of paved area and the percentage of landscape area. 8. The hours of operation are indicated at 6:00 am top 2:00 am seven days per week. 9. Will there be restricted hours for dumpster service? If so note on the site plan. 10. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. Variance/Waivers: Driveway spacing. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the private right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. With the proposed shared access driveway and also a second driveway, the second driveway should be located at least 125 feet from the side property line. A variance must be requested for the location of the second driveway. Utilities and Fire Department/County Planning: Wastewater: Entem : Entergy does not object to this proposal. A three phase underground power line exists at the rear of this property along the property line. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and October 8, 2015 ITEM NO.: E NAME: The Village at Rahling Road Lot 13 Short -form PCD LOCATION: Located at 40 Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Valley Boulevard Little Rock, AR 72223 FNC;INFFR' White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.5 acres CURRENT ZONING: ALLOWED USES: OPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PCD FILE NO.: Z-6323-U FT. NEW STREET: 0 LF C-2, Shopping Center District Uses Revised PCD C-2, Shopping Center District uses VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. 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. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. October 8, 2015 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-6323-U /_I 11 C LC PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The proposed development contains 1.5-acres located within the Village at Rahling Road. The property is located south of the Bank of Little Rock branch bank and north of the Thompson public library. The development is currently zoned PCD with C-2, Shopping Center District uses as allowable uses. The building is proposed as a two-story construction with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. Total parking count is 79 spaces with parallel parking available along Rahling Circle. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the existing library is to the south eliminating any traffic conflicts. EXISTING CONDITIONS: The lot is vacant and was cleared and graded with the development of the shopping center. To the south is a branch library Across Rahling Circle is the commercial portion of tt center and offices. Previous approvals have allowed of this development along Rahling Circle which havE the east is a multi -family development. NEIGHBORHOOD COMMENTS: nd to the north is a bank. e development in the town additional retail to the west not been constructed. To As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the private right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2 October 8, 2015 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-6323- 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. With the proposed shared access driveway and also a second driveway, the second driveway should be located at least 125 feet from the side property line. A variance must be requested for the location of the second driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Dumpster enclosure cannot encroach into the sewer easement. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists at the rear of this property along the property line. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 3 October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. 4 October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyQlittlerock.o_M or Mark Alderfer at 501.371.4875; malderferCOftlerock,orq. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for development of an office building on this site. Master Street Plan: Rahling Circle is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 in the immediate vicinity. Landscape- 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall 41 October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters was present representing the request. Staff presented an overview of the item questioning the total square footage and the use proposed for the building. Staff questioned the days and hours of operation for the office use. Public Works comments were addressed. Staff stated the driveway would require a variance from the minimum spacing distance from the property line for the southern driveway. Staff also stated any retaining walls would require an engineer's certification of design and an as -built certification after construction. Staff stated a grading permit was required prior to any construction on the site. Landscaping comments were addressed. Staff stated street buffers were required at a minimum of nine (9) feet along Rahling Circle. Staff stated building landscaping was required and an automatic irrigation system was required for site over one (1) acre. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the August 5, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the building square footage and the proposed use of the building. A October 8, 2015 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-6323-U The development contains 1.5-acres and is proposed with a two-story building with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. The maximum building height proposed is 35-feet. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The proposed user of the building is an office user. The building is pulled up to the street along Rahling Circle and the proposed parking is located behind the building. The total on -site parking provided is 79 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. The zoning ordinance would typically require the placement of 62 parking spaces to serve an office use. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the branch library was constructed on the south property line which will eliminate any traffic conflicts. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The site plan indicates the placement of a dumpster within the parking lot area. A note on the site plan states the dumpster will be fully screened with brick masonry walls on three (3) sides and solid metal gates on the front. The hours of dumpster service have not been limited. The site plan notes signage will comply with signage allowed in office zones by the City of Little Rock and with the architectural design elements of the Village of Rahling Road, not to exceed six (6) feet in height and forty (40) square feet in area. The site plan includes an informational sign located behind the building, adjacent to the parking area, to direct clients to the suite of their appointment. Staff is supportive of the request. The building and parking are similar to the originally approved PCD for the Villages at Rahling Road. Staff feels the development of the site as proposed is appropriate. TAFF 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. 7 October 8, 2015 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-6323-U Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2015, requesting deferral of this item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change in this application request since the previous staff write-up and analysis. Staff continues to recommend approval of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 5, 2015, requesting withdrawal of this item. Staff stated the requested withdrawal would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. The chair entertained a motion for approval of the By-law waiver with regard to the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. n