HomeMy WebLinkAboutZ-6323-X Staff AnalysisITEM NO.: 8. Z-6323-X
NAME: the Village at Rahling Road Revised long -form PCD
LOCATION: located on the Southwest corner of Rahling Road and Rahling Circle
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 5, 2017. The Office of Planning and Development must
receive the proof of notice no later than July 14, 2017. &---'
2. Provide a listing of the uses proposed for the site. Are the uses proposed as C-2,
Shopping Center District uses as approved in the original PCD? YE 5
3. The site plan indicates a note stating the signage will comply with the City ordinance and
the Architectural design elements of the Village at Rahling Road. Provide the maximum
height of the signage proposed.
4. Provide a dimension for the proposed landscape area located along Rahling Circle and
the new access drive. klk-c. X•1
5. Provide a building elevation for the rear of the structure. Are the buildings proposed with
two (2) fronts? �ilr 31 700 & d-OPAWSIX zytL D A'0 4;
6. The Village at Rahling Road development has placed the parking at the sides and rear of
the buildings and not placed the parking field within the front yard area. This development
is proposed inconsistent with the development pattern which has been created in the
area. The Architectural Design Elements of the Village at Rahling Road states all
buildings on the loop drive must be located within 13-0" of the back of curb. And, At least
50% of the buildings shall front the loop drive.
7. Will the lots be allowed individual signs? 'tea
8. With the request is building signage being requested on the rear of the buildings fronting
the Parkway? Yew W
9. The location of menu board speakers for drive -through windows of restaurants are to
comply with the following criteria:
a. Each speaker shall be so mounted that it is baffled on all sides in a manner
+ wW will direct the sound produced to the vehicle served.
each
speaker location shall be designed to provide for a solid wall at least six
6) feet in height and twenty (20) feet in length along the opposite lane line.
This wall shall be constructed of masonry or wood with a textured finish to
diminish sound deflection.
IX 10. Will there be an area of outdoor dining? If so note on the site plan the location and the
number of seats proposed four outdoor dining. r�'S, OA.,e e4r-r SrIP &
11.The dumpsters are located near the streets. Provide details of the proposed dumpster
screening. Staff recommends segmented block walls with fully enclosed iron gates. The
dumpster locations should be screened with evergreen plantings to lessen the visual
impact on the site and the abutting streets. o4 a&cde
12. Provide the letter of approval from the Chenal Architectural Control Committee.i<<
ITEM NO.: 8. Z-6323-X
VariancelWaivers: Advanced grading
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be constructed along Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street
Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
3. 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. Is a variance being requested to advance grade future phases with
construction of Phase 1 ? '*-t* g
4. 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.
5. With a future driveway to the south, in accordance with Section 31-210 (h)(12), access
driveways running parallel to the street shall not create a four-way intersection within 75-
feet of the curb line of the street.
6. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
7. Retaining walls designed to exceed 15-feet in height are required to seek a variance for
construction. Provide proposed wall elevations. _r" - /', 4.1-W11 /3
8. 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.
9. Similar to Lot 4, pedestrian access should be considered from the private driveway to Lot
5 by the addition of sidewalk and access ramps.
10. If a fast food drive thru restaurant is proposed on Lot 5, provide a traffic impact study with
expected vehicle queues, volumes, and service times during peak hour based on times
and volumes at other similar franchised sites in the area.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer service
is required for his project. EAD approval required for restaurants.
Entergy: Entergy does not object to this proposal. There is an existing underground power
line running along the, southern edge of lots 4 and 5 which are believed to be out of the
footprint of the proposed buildings. These facilities will need to remain in place with their
current easements. Please ensure that all underground facilities are located so that any
digging in this area can be done safely. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project proceeds.
2
ITEM NO.: 8.
NAME: the Village at Rahling Road Revised long -form PCD
Z-6323-X
LOCATION: located on the Southwest corner of Rahling Road and Rahling Circle
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 5, 2017. The Office of Planning and Development must
receive the proof of notice no later than July 14, 2017.
2. Provide a listing of the uses proposed for the site. Are the uses proposed as C-2,
Shopping Center District uses as approved in the original PCD?
3. The site plan indicates a note stating the signage will comply with the City ordinance and
the Architectural design elements of the Village at Rahling Road. Provide the maximum
height of the signage proposed.
4. Provide a dimension for the proposed landscape area located along Rahling Circle and
the new access drive.
5. Provide a building elevation for the rear of the structure. Are the buildings proposed with
two (2) fronts?
6. The Village at Rahling Road development has placed the parking at the sides and rear of
the buildings and not placed the parking field within the front yard area. This development
is proposed inconsistent with the development pattern which has been created in the
area. The Architectural Design Elements of the Village at Rahling Road states all
buildings on the loop drive must be located within 13-0" of the back of curb. And, At least
50% of the buildings shall front the loop drive.
7. Will the lots be allowed individual signs?
8. With the request is building signage being requested on the rear of the buildings fronting
the Parkway?
9. The location of menu board speakers for drive -through windows of restaurants are to
comply with the following criteria:
a. Each speaker shall be so mounted that it is baffled on all sides in a manner
which will direct the sound produced to the vehicle served.
b. Each speaker location shall be designed to provide for a solid wall at least six
(6) feet in height and twenty (20) feet in length along the opposite lane line.
This wall shall be constructed of masonry or wood with a textured finish to
diminish sound deflection.
10. Will there be an area of outdoor dining? If so note on the site plan the location and the
number of seats proposed four outdoor dining.
11.The dumpsters are located near the streets. Provide details of the proposed dumpster
screening. Staff recommends segmented block walls with fully enclosed iron gates. The
dumpster locations should be screened with evergreen plantings to lessen the visual
impact on the site and the abutting streets.
12. Provide the letter of approval from the Chenal Architectural Control Committee.
ITEM NO.: 8.
L-bizi-X
Variance/Waivers: Advanced grading
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be constructed along Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street
Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
3. 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. Is a variance being requested to advance grade future phases with
construction of Phase 1?
4. 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.
5. With a future driveway to the south, in accordance with Section 31-210 (h)(12), access
driveways running parallel to the street shall not create a four-way intersection within 75-
feet of the curb line of the street.
6. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
7. Retaining walls designed to exceed 15-feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
8. 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.
9. Similar to Lot 4, pedestrian access should be considered from the private driveway to Lot
5 by the addition of sidewalk and access ramps.
10. If a fast food drive thru restaurant is proposed on Lot 5, provide a traffic impact study with
expected vehicle queues, volumes, and service times during peak hour based on times
and volumes at other similar franchised sites in the area.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer service
is required for his project. EAD approval required for restaurants.
Entergy: Entergy does not object to this proposal. There is an existing underground power
line running along the southern edge of lots 4 and 5 which are believed to be out of the
footprint of the proposed buildings. These facilities will need to remain in place with their
current easements. Please ensure that all underground facilities are located so that any
digging in this area can be done safely. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project proceeds.
ITEM NO.: 8. L-06«-A
Centerpoint EneWy: 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. 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. 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.
Fire Department:
1. 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.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
ITEM NO.: 8.
Z-6323-X
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road. is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
6. 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 (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
ITEM NO.: 8.
L-b3ZJ-A
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is in our long range
plans. We recommend completing the pedestrian sidewalk network for future access to
transit. The sidewalk networks with the Promenade development adjacent to this develop
provide complete access to services and jobs. We feel it would be beneficial to the
community to have the design elements mirrored on this side of the parkway.
Provide sidewalks along Chenal Parkway and Rahling Road connecting the existing network.
Provide pedestrian access from the street to the front door of planned retail business. This
will also ensure pedestrian safety and access.
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 aC�fittleragk,gvv or Mark Alderfer at 501.371.4875; malderfer@Iittlerock.gov.
Planning Division: This request is located in Chenal Planning District. The Land Use Plan
shows Commercial(C) for these properties. 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 revised existing PCD (Planned Commercial
Development) to allow approval of a site plan for two (2) lots and three (3) buildings. The
request is within the Chenal Overlay District.
Master Street Plan: North of the properties is Rahling Road and it is shown as a Minor
Arterial on the Master Street Plan. East of the properties is Rahling Circle and it is shown as
a local street on the Master Street Plan. West of the properties is Chenal Parkway and it is
shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street- is to serve through traffic and to connect major traffic generator or activity
centers within an urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. A Minor
Arterial provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Rahling Road since it is a Minor
Arterial. The primary function of Local Streets 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. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
ITEM NO.: 8,
L Fi;i1�-X
Bicycle Plan. There is a Class I Bike Path shown along the Chenal Parkway and Rahling
Road. A Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements and
the Chenal/Financial Center Design Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (Y2) the full width requirement but in no case less
than nine (9) feet. A minimum twenty-three (23) foot wide buffer (6% of the average lot
width) is required along Rahling Circle.
3. 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.
4. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The minimum
size of an interior landscape area shall be one hundred fifty (150) square feet for
developments with one hundred fifty (150) or fewer parking spaces. Interior islands must
be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces.
5. A landscape irrigation system shall be required for developments of one (1) acre or larger.
6. The development of two (2) acres or more requires the landscape plan to be stamped with
the seal of a Registered Landscape Architect.
7. 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, July 5, 2017.
November 30, 2017
ITEM NO.: A
NAME: The Village at Rahling Road Revised Long -form PCD
FILE NO.: Z-6323-X
LOCATION: Located on the Southwest corner of Rahling Road and Rahling Circle
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Circle
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.08 acres NUMBER OF LOTS: 2
WARD: 5 PLANNING DISTRICT: 19 - Chenal
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING- Revised PCD
PROPOSED USE: C-2, Shopping Center District uses
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.15
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of both lots with the development of the first lot.
The applicant submitted a request dated July 6, 2017, requesting deferral of this item to
the August 31, 2017, public hearing.
PLANNING COMMISSION ACTION:
(J U LY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 6, 2017,
requesting deferral of this item to the August 31, 2017, public hearing. 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.
November 30, 2017
SUBDIVISION
ITEM NO.: A
STAFF UPDATE:
FILE NO.: Z-6323-X
The applicant submitted a request dated August 15, 2017, requesting deferral of this
item to the October 12, 2017, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION:
(AUGUST 31, 2017)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated August 15,
2017, requesting deferral of this item to the October 12, 2017, 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 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has not responded to Subdivision Committee comments which were
raised at the June 28, 2017, Subdivision Committee meeting. Staff recommends
deferral of this item to the November 30, 2017, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided responses to the Subdivision
Committee comments which were raised at the June 28, 2017, Subdivision Committee
meeting. Staff presented a recommendation of deferral of this item to the November 30,
2017, public hearing. 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:
The applicant submitted a request dated November 14, 2017, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
2
November 30, 2017
SUBDIVISIO
ITEM NO.: A (Cont.
FILE NO.: Z-6323-X
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
The applicant was present. There were no registered objectors present.
Staff presented an overview stating the applicant had submitted a request dated
November 14, 2017, requesting withdrawal of this item. Staff stated they were
supportive of the withdrawal request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
3