HomeMy WebLinkAboutZ-6323-V Staff AnalysisITEM NO.: 9. Z
NAME: The Village at Rahling Road Lot 1 C Short -form PCD
LOCATION: located South of 21 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. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site.
3. 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.
4. 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.
5. 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 13?
6. Provide the percentage of building coverage, the percentage of paved area and the
percentage of landscape area.
7. The hours of operation are indicated at 6:00 am top 2:00 am seven days per week.
8. Will there be restricted hours for dumpster service? If so note on the site plan.
VariancefWaivers: 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.
2. 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.
Utilities and Fire Department/County Planning:
Wastewater:
Enter : Entergy does not object to this proposal. A three phase underground
power line exists to the north of this property and across the street/circle to the south of
this property. Contact Entergy in advance regarding future service requirements to the
development, line extension, and future facilities locations as this project proceeds.
CenterPoin# EnerQv: No comment received.
AT & T: No comment received.
Central Arkansas Water:
I. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. 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. 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.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water meter.
6. 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.
7. 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.
8. 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.
9. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
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.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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; crichey(d)-littlerock.org or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
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 the development of a building for future office and medical uses 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 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.
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, August 12, 2015.
November 19, 2015
ITEM NO.: D
NAME: The Village at Rahling Road Lot 1 C Short -form PCD
LOCATION: Located South of 21 Rahling Circle
DEVELOPER:
Deltic Timber Corporation
7 Chenal Valley Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.75 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING
PROPOSED USE
VARIANCEMAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PCD
FILE N
Z-6323-V
FT. NEW STREET: 0 LF
C-2, Shopping Center District Uses
Revised PCD
C-2, Shopping Center District uses
None requested.
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.
November 19, 2015
SUBDIVISION
ITEM NO.: D Cont.. FILE NO.: Z-6323-V
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to develop 1.8-acres located within the Village at
Rahling Road with a new two-story building with a building footprint of
approximately 13,027 square feet for a total of 26,078 square feet of leasable
space. The development is currently zoned PCD utilizing C-2, Shopping Center
District uses as allowable uses. The area is currently paved and being used as
parking. Portions of the existing parking will remain. Parking provided on the
site will include 82 parking spaces. Within the development there are parallel
parking spaces available along Rahling Circle.
B. EXISTING CONDITIONS:
The site is being used as parking for the businesses located along Rahling
Circle. Rahling Circle has developed with office and commercial uses. The
office uses are primarily located along the circle and the commercial uses are
located in the town center fronting Rahling Road. Two (2) commercial
developments have been approved to the west of this site which have not been
initiated.
C. NEIGHBORHOOD COMMENTS:
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.
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. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. A three phase underground
power line exists to the north of this property and across the street/circle to the
2
November 19, 2015
SUBDIVISION
ITEM NO.: D Cont.. FILE NO_: Z-6323-V
south of this property. Contact Entergy in advance regarding future service
requirements to the development, line extension, and future facilities locations as
this project proceeds.
CenterPoint Enemy: 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. 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. 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.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. 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.
7. 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.
3
November 19, 2015
SUBDIVISION
ITEM NO.: D (Cont.).
FILE NO_: Z-6323-V
8. 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.
9. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
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.
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; cricheyA[iftlerock.org or
Mark Alderfer at 501.371.4875; malderfer@Iittlerock. 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 the development of a
building for future office and medical uses on this site.
0
November 19, 2015
SUBDIVISION
ITEM NO.: D (Cont.).
FILE NO.- Z-6323-V
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
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 and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated the cover
letter and the site plan did not agree on the proposed use of the building or the
total square footage of the building. Staff questioned the proposed parking and if
there was sufficient street parking to support the proposed uses as well as the
additional uses within the development.
A
November 19, 2015
SUBDIVISION
ITEM NO.: D Cont.). FILE NO.: Z-6323-V
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk which was damaged or missing was to be replaced with the certificate
of occupancy. Staff stated if disturbed area was one (1) or more acres a NPDES
stormwater permit was required prior to the start of construction.
Landscaping comments were addressed. Staff stated screening of the vehicular
use area was required adjacent to the street right of way. Staff stated a small
amount of building landscaping would be required at the time of development of
the site. Staff stated a perimeter landscape strip a minimum of nine (9) feet was
required adjacent to the street right of way.
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. The applicant has provided the
proposed building square footage and has indicated additional parking on the site
plan.
The request is to revise the site plan for this lot located within the Village at
Rahling Road Long -form PCD. The site contains 1.8-acres. The building is
proposed as a two-story building with a building footprint of approximately
13,027 square feet for a total of 26,078 square feet of leasable space. 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 area is currently paved and being used as parking. The building in the
originally approved PCD was located north of the portion of the site currently
proposed for the building with the parking located in front of the proposed
building. The current proposal pulls the building to the street and places the
parking in the rear of the building. Parking proposed on the site will include
82 parking spaces. Within the development there are parallel parking spaces
available along Rahling Circle. The zoning ordinance would typically require the
placement of 65 parking spaces to serve an office use.
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.
0
November 19, 2015
SUBDIVISION
ITEM NO.: ❑ (Cont.). FILE NO.: Z-6323-V
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.
Staff is supportive of the request. The applicant has indicated 17 percent
building coverage, 48 percent paved area and 35 percent landscaped area. 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.
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: (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 deferral of this item to the November 19, 2015, public hearing. Staff stated
the deferral request would require a waiver of the Commission's By-laws with regard to
the late deferral request. Staff stated they were supportive of the deferral request. The
Chair entertained a motion for approval of the By-law waiver with regard to the late
7
November 19, 2015
SUBDIVISION
ITEM NO.: ❑(Cont.). FILE NO.: Z-6323-V
deferral 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.
STAFF UPDATE -
There has been no change to the proposed request since the previous staff write-up.
Staff continues to recommend approval of the request.
PLANNING COMMISSION ACTION:
(NOVEMBER 19, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for withdrawal of the
item, without prejudice. Staff stated the withdrawal request would require a by-law
waiver due to the request not being made the minimum of five (5) days prior to the
public hearing. Staff stated they were supportive of the withdrawal request. There was
no further discussion. A motion was made for approval of the by-law waiver with regard
to the late withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and
1 absent. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 10 ayes, 0 noes and 1 absent.
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