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HomeMy WebLinkAboutZ-3592-I Staff AnalysisJanuary 30, 1996 ITEM NO.: 7 FILE Z-3592 -I NAME: FAIRFIELD OFFICE COMPLEX -- ZONING SITE PLAN REVIEW LOCATION: On the south side of the proposed extension of Executive Center Dr. to S. Bowman Rd., approximately 0.21 mile west of Centerview Dr. and 0.2 mile east of S. Bowman Rd., approximately 0.4 mile south of Kanis Rd. DEVELOPER: ENGINEER: Pat McGetrick FAIRFIELD COMMUNITIES, INC. MCGETRICK ENGINEERING 2800 Cantrell Rd. 11225 Huron Ln., Suite 200 Little Rock, AR 72202 Little Rock, AR 72211 664-6000 223-9900 AREA: 10.5 ACRES UMBER OF LOTS: 1 FT. NEW STREET: 723 ZONING: 0-1; OS PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCESRE ESTED: PROPOSED USES: Office 1). Approval of a variance to encroach into a portion of the OS -zoned area to recontour land and re -plant the area; and, 2). Approval -of a variance from the requirement of the Excavation Ordinance to permit recontouring of the slope in the OS strip with a 3:1 slope, without a "bench" in a slope which exceeds 15 feet in height. STATEMENT OF PR POSAL: Review of the proposed site plan for the new Fairfield Office Complex is requested in order to meet the requirement for Planning Coiranission review and approval of plans which involve a proposal to encroach into OS (Open Space) zoned land. The applicant proposes the development of a 10.5 acre lot, to include construction of a building which will contain the corporate offices and a service center for Fairfield, access drives, and parking for 266 vehicles. The development is on one lot in a recently approved subdivision, which includes the extension of Executive Center Dr. from its present termination, just east of the Fairfield site, along the north boundary of the January 30, 1996 SUBDIVISIO ITEM NO.: 7 Continued FILE N 17-3592-5 Fairfield property, and terminating at an intersection with Bowman Rd. The project entails a maximum 45 foot w by 404.9 foot long intrusion into the 200 foot wide "OS" zoned strip which lies along the southern boundary of the Fairfield tract. In order to make the grade transition from the yard around the office building to the grades within the OS area, a strip of the OS land needs to be graded and recontoured. The applicant proposes to reshape the land to provide a 3:1 slope (a slope that rises one foot for each 3 feet of length), then to heavily replant the area with appropriate plants and trees. The total height of the embankment will be just over 15 feet, and, because the Excavation Ordinance requires "benches" (terraces) when the embankment exceeds 15 feet, and the applicant's design does not include benching of the embankment, a variance form the requirements of the Excavation Ordinance is requested. The applicant explains that if a bench is created in the embankment, to be able to get the same amount of total rise within, the same amount of horizontal distance, the slope of the embankment will have to be increased. The steeper slope will make it harder to landscape the sloped area and to maintain it. A. PRO 'OS ALIR�: Review and approval by the Planning Commission is requested for a variance to encroach into a portion of the OS -zoned area to recontour land and re -plant the area. Approval of a variance is requested from the requirement of the Excavation Ordinance to permit recontouring of the slope in the OS strip with a 3:1 slope, without a "bench" in a slope which exceeds 15 feet in height. B. RXISTI G CONDITIONS: The site is undeveloped and heavily wooded. The terrain is fairly rugged, with slopes generally at or above 12%, with some areas as steep as 30% in grade. The existing zoning of the site is 0-1 and OS. Within the past month, zoning of the subdivision was changed from that shown on the area zoning map of the site. The MF -12 zoning was eliminated, and the entire subdivision was zoned 0-1 south of the Executive Center Dr. extension, and 0-3 north of Executive Center Dr. The OS strip remained unchanged. Zoning south of the 200 foot deep OS strip is R-2. To the east and to the west of the building site is zoned 0-1. Across Executive Center Dr., all land is zoned 0-3. 2 January 30, 1996 SUBDIVISION ITEM NO.: 7 Cant. F'II,E a.: Z -3592-z C. ENGINEERING/UTILITY COMMENTS: The Public Works staff comments include: The proposed grading in the OS strip violates the Excavation Ordinance. The plan should be modified to accommodate benching of the slope, as required by the Ordinance, or a variance should be sought from the Planning Commission. Right-of-way for and construction of the extension of Executive Center Dr. to collector standards, pursuant to the Master Street Plan, must be provided for. A sidewalk along Executive Center Dr. is required. The sidewalk along the street must be connected to the walk along the entrance drive. The westerly drive should be 27 feet in width. A 36 foot minimum width for the driveway at the center of the site must be provided. The northeast parking lot should be rotated 900 in order to relocate the drive a minim of 120 feet south of its intersection with Executive Center Dr. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. The impact of drainage on adjacent properties should be considered in the design of the system. Little Rock Municipal Water Works commented that a water main extension and on-site fire protection will be required. Little Rock Wastewater utility commented that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department noted that in the future, proper fire hydrant placement will be needed. r January 30, 1996 SUB]7IVISIO ITEM NO.*. 7(Cont.)FILE O.: Z-3592-1 D. I SUESILEGALITECHNICALIDESIGN: Sec. 36-340, the requirements for OS, Open Space, zoning District land, states that the area is used as a buffer zone between uses which are not compatible with each other. It states: In this case, no building or structure... may be erected, no trees may be removed, and no paving for wheeled vehicles will be allowed." It continues: "...all such areas shall remain in their natural state, unless otherwise authorized by the City." It says: "Enhancement of the buffer area, such as additional screening or planting, may be required...." The Site Plan Review Specialist comments: The proposed on-site buffer along Executive Center Dr. meets and exceeds the 28 foot width requirement, when averaged out, but drops to a width of 15 feet in some areas. If dumpsters are to be used, they must be located on the plan and screened on three sides an 8 foot high opaque wall or wood fence. Areas set aside for perimeter, interior, and building landscaping meet Landscape Ordinance requirements Curb and gutter will be required to protect landscaped areas from vehicular traffic. The method to be implemented to protect the land use buffers from being cleared beyond that area approved must be identified. The cross section of the portion of the OS area proposed to be cleared and filled has been submitted, and is acceptable. The plan for the proposed treatment of the OS area meets or exceeds the Ordinance requirements. Ground cover, shrubs, and trees exceed density and minimum size requirements. E. ANALYSIS• The only reason for the site plan review is because of the encroachment into the OS zoned strip, and the requirement for approval of such an encroachment. The site is zoned 0-1, and 0-1 zoned property does not require site plan review by the Planning Commission. The landscape plan shows heavy landscaping in the area of the OS strip which is being regraded and sloped. The density and quantity of the ground cover, scrubs, and trees exceed the Ordinance standards. 4 January 30, 1996 SUBDIVISION ITEM NO.: 7 C nt. FILE NO.: Z- 5 2-T The decision on whether a bench or benches should or should not be required needs to be based on both engineering considerations and on whether benching does or does not provide the better means of assuring proper treatment of the encroachment into the open space. whether trees can or cannot be successfully planted and maintained on the slope without the benching needs to be addressed. F. STAFF RECOMMENDATIONS: Staff recommends approval of a variance to permit the encroachment into the portion of the OS -zoned area to recontour land and re -plant the area. The staff recommendation on whether to require benching of the slope will be developed and reported that at the Planning Commission meeting. SUBDIVT TON COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Pat McGetrick, the project engineer, was present. Staff explained the reason for the site plan review, noting that the proposal includes an encroachment into the OS strip, and any such encroachment requires Planning Commission approval. Staff presented the discussion outline, and David Scherer, with the Public Works staff, went into detail on the Public Works concerns. Public Works, he said, was primarily concerned about the proximity of the entrance drive to the northeast parking lot from the main central driveway being so close to Executive Center Dr.. He said that not enough vehicle stacking space was being provided in that situation. He reported that the Traffic Engineer recommend rotating the parking lot to move the entrance to the parking lot further away from Executive Center Dr. Mr. McGetrick responded that he would take the Public Works comments under advisement. Mr. McGetrick reviewed the plans for the treatment of the encroachment, and Bob Brown, with the Neighborhoods and Planning staff, reported that the slope and proposed plantings were acceptable. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff explained that, when an encroachment into a zoned "OS" area is proposed, the Zoning Ordinance requires review and approval by the Planning Commission of any such encroachment and the means to be undertaken to mitigate the effects of the encroachment. Staff explained that the encroachment into the OS zone and the means proposed to recontour and replant the land are the only issues to be dealt with in the hearing; that other site plan review issues are not included in the scope of review. Staff reported that 5 January 30, 1996 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-35 2-T there were no remaining issues to resolve; that the proposal to replant the encroachment meets and exceeds Ordinance requirements and that, as long as the applicant met the Public Works requirement to properly "bench" (or terrace) the embankment in conformance with the Excavation Ordinance, Public Works recommended approval of the encroachment. Staff recommended that the approval, with the condition noted by Public Works, be included in the Consent Agenda for approval. The item was included on the Consent Agenda for approval, and was approved with the vote of 10 ayes, 0 nays, 2 absent, and 0 abstentions. 11