FILE NO.: Z-8403
NAME: Glason Short-form POD
LOCATION: Located on the Northeast and Southeast corners of West 12th Street and Dennison Street
DEVELOPER:
Dennis Glason
c/o the Law Office of Simmons S. Smith 2420 South Broadway Street
Little Rock, AR 72206
ENGINEER:
Blaylock Threet Engineers, Inc.
1501 Market Street Little Rock, AR 72211
AREA: 0.68 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District and R-4, Two-family District
ALLOWED USES: Office, Single-family and Two-family residences
PROPOSED ZONING: POD
PROPOSED USE: O-3, General Professional Office Uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of four lots from O-3, General Office District and R-4, Two-family District to POD to allow the construction of an office building and associated parking. The developer plans to construct the office building on three lots located on the northeast corner of West 12th and Dennison Street and a parking lot to serve the office building on the southeast corner of West 12th and Dennison Street. The uses of the building include the allowance of O-3, General Office District uses and a School, commercial, trade or business with an associated rental hall/events center.
FILE NO.: Z-8403 (Cont.)
The building is proposed to contain 5,250 square feet with the front of the building facing West 12th Street. A parking lot located in front of the building is proposed with 21 parking spaces. A second lot located south of West 12th Street is proposed containing 9 parking spaces.
B. EXISTING CONDITIONS:
The property is located on the northeast and southeast corners of West 12th and Dennison Streets. There are a number of uses in the area including single-family, multi-family, office, barbershop and a lounge. North of West 12th Street there are single-family homes and south of the proposed parking lot there are single-family homes. Along the west side of Dennison Street south of West 12th Street is the barbershop and lounge. There is an apartment building located on the northwest corner of West 13th Street and Dennison Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Capitol Hill Neighborhood Association and Central High Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the northeast and southeast corners of the intersection of West 12th and Dennison Streets.
2. The two driveways accessing the parking lot on the southeast corner of West 12th and Dennison Streets shall be one-way. Driveway on West 12th Street shall be one-way in and the driveway on Dennison Street shall be one-way out. Proper signage and directional arrows to reflect this condition shall be provided at these driveways.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction.
5. The curb cut on 12th Street east of the proposed driveway should be closed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
FILE NO.: Z-8403 (Cont.)
Entergy: Approved as submitted.
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, a water main extension may be required and will be installed at the Developer's expense.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3 – the Baptist Medical Center Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Single Family and Mixed Use for this property. The applicant has applied for a rezoning to Planned Office Development.
A Land Use Plan amendment (LU08-08-03) is a separate item on this agenda.
Master Street Plan: 12th Street is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Dennison Street is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a Collector. These streets 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 in this immediate vicinity.
Neighborhood Action Plan: The northern portion of this area is covered by the Stephens Neighborhood Plan. The southern half of this amendment is not located in an area covered by a City of Little Rock recognized neighborhood action plan. The Stephens Area Economic Development goal states: “promote on-the-job training and job skills development for the neighborhood residents”
and “establish a neighborhood job resource facility capable of maintaining a database of jobs available in the area.”
FILE NO.: Z-8403 (Cont.)
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance requirements.
2. The zoning buffer ordinance requires an average six foot nine inch wide (6’-9”) street buffer along the streets.
3. The zoning buffer ordinance requires a nine (9’) foot wide land use buffer along all property that abuts residentially zoned properties. Seventy percent (70%) of this area must remain undisturbed.
4. The property around both parcels of land are residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along all of the areas next to the residentially zoned/used properties.
5. The landscape ordinance requires a six foot nine inch wide (6’-9”) landscape perimeter around both parcels of land in its entirety. A variance from this minimal ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit.
6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area.
7. A water source must be located within seventy-five feet (75) of all landscaped areas.
8. 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: (October 9, 2008)
The applicants were present representing the request. Staff stated the request was to allow a rezoning for the northern and southern corner of Dennison Street and West 12th Street to allow construction of an office building and parking lot.
Staff stated the office building was proposed on the northern lot which was currently zoned O-3, General Office District. Staff stated the southern lot was currently zoned residentially. Staff stated there were few outstanding issues associated with the request. Staff requested the applicant “pin down” the proposed activities to take place on the site. Mr. Glason stated the proposed use of the property were a culinary school and events center or a medical office.
Staff requested Mr. Glason provide details of the events center, the days and hours of operation and all other activities proposed to take place.
Public Works comments were addressed. Staff stated a 20 foot radial dedication was required at the intersection of West 12th and Dennison Streets on both sides
FILE NO.: Z-8403 (Cont.)
of the street. Staff also stated a grading permit would be required if disturbed area was more than one acre.
Landscaping comments were addressed. Staff stated the site plan did not provide the required street buffers or the required land use buffer along the perimeters. Staff stated screening would be required along the northern property line and the southern property line as well as the eastern perimeter where adjacent to residentially zoned or used property.
Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter and site plan addressing a number of the issues raised at the October 9, 2008, Subdivision Committee meeting.
The applicant has provided the parameters for the proposed events center, revised the site plan to increase the proposed landscaping and removed the drive around the rear of the proposed building.
The building is proposed to contain 5,250 square feet. The uses proposed are O-3, General Office District uses and a School, commercial, trade or craft school.
The school will have an associated events center/rental hall. The rental hall will consist of a banquet area offered for rental for weddings receptions, family reunions, and business meetings. The rental will be directly tied to the proposed culinary school. The events center/rental hall will not be available for rental without association with the culinary school and the students catering the events.
The hours of operation for an office development are proposed from 8:00 am to 8:00 pm daily with minimal activity taking place on Saturday and very limited activity on Sunday. The hours for the rental hall are from 8:00 am to 9:00 pm Monday through Friday and 11:00 pm on weekends. The school hours are proposed from 8:00 am to 5:00 pm Monday through Friday and 6:00 pm on weekends.
The revised plan indicates 9 parking spaces for the parking lot located south of West 12th Street and 22 parking spaces for the site located north of West 12th Street. The office building is proposed with 5,250 square feet of gross building area. If the site develops as an office use then 13 parking spaces would be required. If the site develops as a school the parking required is 17 parking spaces.
The site plan indicates the placement of a dumpster facility on the north side of West 12th Street adjacent to Dennison Street. The dumpster is located near the rear of the proposed office building and a note on the site plan indicates the dumpster will be screened per the typical ordinance standards. Staff has concerns with the dumpster placement. The dumpster is located adjacent to the right of way and there is a single-family home located to the north of the
FILE NO.: Z-8403 (Cont.)
proposed dumpster. Staff recommends the applicant work with them at the time of development to place the dumpster in a location which is the least intrusive to the adjoining residential homes.
The site plan has not indicated signage. Staff recommends signage be limited to signage typically allowed in office zones for both the ground mounted and the wall signage. Staff recommends the signage be limited to a single ground mounted sign allowed on the northern lot near the intersection of Dennison and West 12th Streets with a maximum height of six feet and a maximum sign area of sixty-four square feet. Staff recommends building signage be limited to a maximum of ten percent of the façade area of the wall abutting a public right of way.
The revised plan indicates landscaping and buffering per the typical ordinance standards. Along the northern portion of the development a street buffer of 7 feet is indicated on Dennison Street and along West 12th Street, 12 feet. The southern parking lot indicates a street buffer on Dennison Street and West 12th Street of 7 feet. A note concerning the required screening has been provided on the site plan for areas abutting residentially zoned or used property. Interior landscaping will be provided per the typical ordinance requirements.
Staff is supportive of the request. The applicant is seeking a rezoning of four lots from O-3, General Office District and R-4, Two-family District to POD to allow the construction of an office building and associated parking. The area north of West 12th Street is zoned O-3, General Office District which would allow for the development of an office building and a trade school with the approval of a Conditional Use Permit. The area south of West 12th Street, proposed for a parking lot, is zoned R-4, Two-family District and identified as Mixed Use on the City’s Future Land Use plan. The proposed development of the site is consistent with the existing zoning for the northern portion of the development and the Future Land Use plan for the southern portion of the development. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development of the office building and parking lot as proposed should have minimal impact on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraph D, E and F of the agenda staff report.
Staff recommends signage for the lot north of West 12th Street be limited to signage allowed in office zones for both ground mounted and building signage.
Directional signage only should be placed on the parking lot located south of West 12th Street.
Staff recommends the applicant work with staff at the time of development for the placement of the dumpster facility to limit the impact on the adjacent single-family homes. Staff also recommends the hours of dumpster service be limited to daylight hours.
FILE NO.: Z-8403 (Cont.)
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the signage for the lot north of West 12th Street be limited to signage allowed in office zones for both ground mounted and building signage and directional signage only placed on the parking lot located south of West 12th Street. Staff presented a recommendation the applicant work with staff at the time of development for the placement of the dumpster facility to limit the impact on the adjacent single-family homes. Staff also presented a recommendation the hours of dumpster service be limited to daylight hours.
There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
