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HomeMy WebLinkAboutZ-3638-A Staff AnalysisApril 24, 1984 Item No. D - Z -3638-A Owner: Various Owners Applicant: Gary Dean Location: Financial Centre Parkway at Shackleford Road NW Corner Request: Rezone from 11C-3" General Commercial to "0-2" Office and Institutional District Purpose: Size: Existing Use: Office 4.59 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-2" South - Office, Zoned "C-3" East - Interstate, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2," O-3 " and "C-3" PLANNING CONSIDERATIONS: 1. The proposal is to construct a single office building not to exceed 120' in height and one parking deck. The 120' limit is the maximum height in the "0-2" District. There will be additional surface parking. The site is located in an area that is rapidly developing as a major office center for west Little Rock. There is substantial office development directly to the south and to the north and northeast. This area is commonly referred to as the I-430 office corridor, and the proposed project is compatible with that land use pattern. The property has good access for high volumes of traffic and needed commercial services are also provided in the area. (The "0-2" District requires a site plan review by the Planning Commission. The site plan has been filed for the Commission's April 12 meeting.) 2. The site is vacant with wooded areas. The property has some slope to it with the east side, the Shackleford frontage, being at 380' and increases in elevation to 410' at the southwest corner. The grade is fairly gradual and should not present any problems. April 24, 1984 Item No. D - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no.legal issues. 6. The site was rezoned from 110-3" to "C-3" as conversion adjustment. That action was accomplished in February 1981. At that time, the proposed use was a hotel. The neighborhood's position relative to mid -rise office buildings in the area is well documented. (The proposed height is permitted in the "0-2" District.) Staff has not received any comments from the neighborhood regarding this rezoning request at this writing. 7. The staff supports the request and views the rezoning as being appropriate for the location, the intersection of an arterial and an interstate. The Shackleford frontage from Kanis to Markham is zoned for nonresidential uses, except an "R-2" piece directly north of this tract. The proposed use is compatible with the area and the existing land use patterns which includes a major office corridor to the south and a commercial strip to the north. Because of what is occurring along Shackleford, it appears that the long-term viability of the residential lots on Birchwood within 200' of Shackleford is questionable. The continue residential use at this location will probably have to be reevaluated. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: (3-27-84) The applicant was not present but had requested a 30 -day deferral. Staff supported the request because the applicant also did not notify all the property owners within the required 200'. A motion to defer the item passed by a vote of 10 ayes, 0 noes and 1 absent. April 24, 1984 Item No. D - Continued PLANNING COMMISSION ACTION: (4-24-84) The applicant, Gary Dean, was present. There were also two persons present that addressed the Commission about some concerns of the neighborhood. Mr. Dean spoke in support of the request and stated that he had met with'the neighborhood and had revised the proposed site plan based on those discussions. The building design had changed and the height of the building would not exceed 801. This was a reduction of approximately 40' from the original proposal. He said that the new plan was a good compromise and should satisfy all parties involved. Dorothy Straton of the Birchwood neighborhood stated that they were not opposed to office use, but wanted quality development. She then described some of the neighborhood's concerns which included traffic on Shackleford Road, drainage, sewer capacity and the width of the proposed buffer. She requested that the City look into the traffic situation and provide some help. They were also concerned about the zoning changes occurring in the area and the staff's statement regarding the viability of long-term residential use on the western end of Birchwood. During this discussion, it was pointed out that the required site plan review for the 110-2" district would address all of the design issues. Ms. Straton said that the neighborhood was pleased with the 80 -foot height. John Straton questioned the method of measuring the height of the }wilding. The Zoning Ordinance definition of building height uses the central access of the building for this purpose. Mr. Dean then discussed some of the concerns raised by the representatives of the neighborhood. After a lengthy discussion, a motion was made to recommend approval of the request as filed. The motion passed by a vote of 9 ayes, 4 noes and 2 absent. April 24, 1984 Item No. D - Z -3638-A Owner: Applicant: Location: Request: Purpose: Size: Various Owners Gary Dean Financial Centre Parkway at Shackleford Road NW Corner Rezone from "C-3" General Commercial to 110-2" Office and Institutional District Office 4.59 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-2" South - Office, Zoned "C-3" East - Interstate, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2," 110-3" and "C-3" PLANNING CONSIDERATIONS: 1. The proposal is to construct a single office building not to exceed 120' in height and one parking deck. The 120' limit is the maximum height in the 110-2" District. There will be additional surface parking. The site is located in an area that is rapidly developing as a major office center for west Little Rock. There is substantial office development directly to the south and to the north and northeast. This area is commonly referred to as the I-430 office corridor, and the proposed project is compatible with that land use pattern. The property has good access for high volumes of traffic and needed commercial services are also provided in the area. (The 110-2" District requires a site plan review by the Planning Commission. The site plan has been filed for the Commission's April 12 meeting.) 2. The site is vacant with wooded areas. The property has some slope to it with the east side, the Shackleford frontage, being at 380' and increases in elevation to 410' at the southwest corner. The grade is fairly gradual and should not present any problems. April 24, 1984 Item No. D - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. The site was rezoned from "0-3" to 11C-3" as conversion adjustment. That action was accomplished in February 1981. At that time, the proposed use was a hotel. The neighborhood's position relative to mid -rise office buildings in the area is well documented. (The proposed height is permitted in the "0-2" District.) Staff has not received any comments from the neighborhood regarding this rezoning request at this writing. 7. The staff supports the request and views the rezoning as being appropriate for the location, the intersection of an arterial and an interstate. The Shackleford frontage from Kanis to Markham is zoned for nonresidential uses, except an "R-2" piece directly north of this tract. The proposed use is compatible with the area and the existing land use patterns which includes a major office corridor to the south and a commercial strip to the north. Because of what is occurring along Shackleford, it appears that the long-term viability of the residential lots on Birchwood within 200' of Shackleford is questionable. The continue residential use at this location will probably have to be reevaluated. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: (3-27-84) The applicant was not present but had requested a 30 -day deferral. Staff supported the request because the applicant also did not notify all the property owners within the required 200'. A motion to defer the item passed by a vote of 10 ayes, 0 noes and 1 absent. April 24, 1984 Item No. D - Continued PLANNING COMMISSION ACTION: (4-24-84) The applicant, Gary Dean, was present. There were also two persons present that addressed the Commission about some concerns of the neighborhood. Mr. Dean spoke in support of the request and stated that he had met with the neighborhood and had revised the proposed site plan based on those discussions. The building design had changed and the height of the building would not exceed 80'. This was a reduction of approximately 40' from the original proposal. He said that the new plan was a good compromise and should satisfy all parties involved. Dorothy Straton of the Birchwood neighborhood stated that they were not opposed to office use, but wanted quality development. She then described some of the neighborhood's concerns which included traffic on Shackleford Road, drainage, sewer capacity and the wid-th of the proposed buffer. She requested that the City look into the traffic situation and provide some help. They were also concerned about the zoning changes occurring in the area and the staff's statement regarding the viability of long-term residential use on the western end of Birchwood. During this discussion, it was pointed out that the required site plan review for the "0-2" district would address all of the design issues. Ms. Straton said that the neighborhood was pleased with the 80 -foot height. John Straton questioned the method of measuring the height of the building. The Zoning Ordinance definition of building height uses the central access of the building for this purpose. Mr. Dean then discussed some of the concerns raised by the representatives of the neighborhood. After a lengthy discussion, a motion was made to recommend approval of the request as filed. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. April 24, 1984 Item No. D - Z -3638-A Owner: Various Owners Applicant: Gary Dean Location: Financial Centre Parkway at Shackleford Road NW Corner Request: Rezone from "C-3" General Commercial to 110-2" Office and Institutional District Purpose: Office Size: 4.59 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-2" South - Office, Zoned "C-3" East - Interstate, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2," "O-3" and "C-3" PLANNING CONSIDERATIONS: 1. The proposal is to construct a single office building not to exceed 120' in height and one parking deck. The 120' limit is the maximum height in the "0-2" District. There will be additional surface parking. The site is located in an area that is rapidly developing as a major office center for west Little Rock. There is substantial office development directly to the south and to the north and northeast. This area is commonly referred to as the I-430 office corridor, and the proposed project is compatible with that land use pattern. The property has good access for high volumes of traffic and needed commercial services are also provided in the area. (The 110-2" District requires a site plan review by the Planning Commission. The site plan has been filed for the Commission's April 12 meeting.) 2. The site is vacant with wooded areas. The property has some slope to it with the east side, the Shackleford frontage, being at 380' and increases in elevation to 410' at the southwest corner. The grade is fairly gradual and should not present any problems. April 24, 1984 Item No. D - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. The site was rezoned from "0-3" to "C-3" as conversion adjustment. That action was accomplished in February 1981. At that time, the proposed use was a hotel. The neighborhood's position relative to mid -rise office buildings in the area is well documented. (The proposed height is permitted in the "0-2" District.) Staff has not received any comments from the neighborhood regarding this rezoning request at this writing. 7. The staff supports the request and views the rezoning as being appropriate for the location, the intersection of an arterial and an interstate. The Shackleford frontage from Kanis to Markham is zoned for nonresidential uses, except an "R-2" piece directly north of this tract. The proposed use is compatible with the area and the existing land use patterns which includes a major office corridor to the south and a commercial strip to the north. Because of what is occurring along Shackleford, it appears that the long-term viability of the residential lots on Birchwood within 200' of Shackleford is questionable. The continue residential use at this location will probably have to be reevaluated. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: (3-27-84) The applicant was not present but had requested a 30 -day deferral. Staff supported the request because the appl.icant also did not notify all the property owners within the required 200'. A motion to defer the item passed by a vote of 10 ayes, 0 noes and 1 absent. April 24, 1984 Item No. D - Continued PLANNING COMMISSION ACTION: (4-24-84) The applicant, Gary Dean, was present. There were also two persons present that addressed the Commission about some concerns of the neighborhood. Mr. Dean spoke in support of the request and stated that he had met with the neighborhood and had revised the proposed site plan based on those discussions. The building design had changed and the height of the building would not exceed 801. This was a reduction of approximately 40' from the original proposal. He said that the new plan was a good compromise and should satisfy all parties involved. Dorothy Straton of thBirchwood neighborhood stated that they were not opposed to ce use, but wanted quality development. She then described some of the neighborhood's concerns which included traffic on Shackleford Road, drainage, sewer capacity and the width of the proposed buffer. She requested that the City look into the traffic situation and provide some help. They were also concerned about the zoning changes occurring in the area and the staff's statement regarding the viability of long-term residential use on the western end of Birchwood. During this discussion, it was pointed out that the required site plan review for the "0-2" district would address all of the design issues. Ms. Straton said that the neighborhood was pleased with the 80 -foot height. John Straton questioned the method of measuring the height of the building. The Zoning Ordinance definition of building height uses the central access of the building for this purpose. Mr. Dean then discussed some of the concerns raised by the representatives of the neighborhood. After a lengthy discussion, a motion was made to recommend approval of the request as filed. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. March 27, 1984 Item No. 3 - Z -3638-A Owner: Applicant: Location: Request: Purpose: Size: Various Owners Gary Dean Financial Centre Parkway at Shackleford Road NW Corner Rezone from "C-3" General Commercial to "0-2" Office and Institutional District Office 4.59 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North- - Single Family, Zoned "R-2" South - Office, Zoned "C-3" East - Interstate, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2," 110-3" and "C-3" PLANNING CONSIDERATIONS: 1. The proposal is to construct a single office building not to exceed 120' in height and one parking deck. The 120' limit is the maximum height in the "0-2" District. There will be additional surface parking. The site is located in an area that is rapidly developing as a major office center for west Little Rock. There is substantial office development directly to the south and to the north and northeast. This area is commonly referred to as the I-430 office corridor, and the proposed project is compatible with that land use pattern. The property has good access for high volumes of traffic and needed commercial services are also provided in the area. (The "0-2" District requires a site plan review by the Planning Commission. The site plan has been filed for the Commission's April 12 meeting.) 2. The site is vacant with wooded areas. The property has some slope to it with the east side, the Shackleford frontage, being at 380' and increases in elevation to 410' at the southwest corner. The grade is fairly gradual and should not present any problems. March 27, 1984 Item No. 3 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. The site was rezoned from "0-3" to "C-3" as conversion adjustment. That action was accomplished in February 1981. At that time, the proposed use was a hotel. The neighborhood's position relative to mid -rise office buildings in the area is well documented. (The proposed height is permitted in the "0-2" District.) Staff has not received any comments from the neighborhood regarding this rezoning request at this writing. 7. The staff support's the request and views the rezoning as being appropriate for the location, the intersection of an arterial and an interstate. The Shackleford frontage from Kanis to Markham is zoned for nonresidential uses, except an "R-2" piece directly north of this tract. The proposed use is compatible with the area and the existing land use patterns which includes a major office corridor to the south and a commercial strip to the north. Because of what is occurring along Shackleford, it appears that the long-term viability of the residential lots on Birchwood within 200' of Shackleford is questionable. The continue residential use at this location will probably have to be reevaluated. STAFF RECOMMENDATION: Staff recommends approval of the request as filed.