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HomeMy WebLinkAboutZ-4213-C Staff AnalysisFILE NO.: Z -4213-C NAME: Boen Plaza - Long -Form POD LOCATION: Northwest corner of Colonel Glenn and Bowman Roads DEVELOPER: ENGINEER: Boen Enterprises LLC 10600 Colonel Glenn Road Little Rock, AR 72204 McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 AREA: 13.-81 acres NUMBER OF LOTS: 2 FT. NEW STREET: 400 if ZONING: 0-3 & C-2 ALLOWED USES: 0-3 General Office C-2 Shopping Center District PROPOSED USE: Office-Showroom/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission recommended the rezoning of the C-2 portion of this property to PCD on October 15, 1998. That proposal consisted of a convenience store and a strip commercial building. However, the applicant decided not to pursue the project and withdrew the application from the City Board agenda. Also, on October 15, 1998, the Planning Commission approved a conditional use permit for a portion of the 0--3 property. The conditional use permit was for office-showroom/warehouse uses. A preliminary plat for the property was also approved. A. PROPOSAL/REQUEST: r The applicant is proposing to rezone Lots 1 and 2 of the proposed Boen Plaza Subdivision from 0-3/C-2 to POD to allow for the construction of two office-showroom/warehouse buildings (one per lot) and associated parking areas. The applicant has also submitted a preliminary plat application (item 4.1) . FILE NO.: Z -4213-C � B. C. Cont. ) The applicant is propos' g a 63,575 square foot building for Lot 1, along with parking spaces. The building will be located near the center of the lot with parking on the east and south sides. There is an asphalt area along the west side of the building for truck access. Construction proposed for Lot 2 includes a 102,000 square foot building and 202 parking spaces. The proposed building is "L" shaped with parking on the west and south sides. There is an asphalt area for truck access and a small parking area along the north and east sides of the building. The applicant has noted that both lots will be developed at the same: time and street improvements will be done for the Bowman Road frontage, and the Colonel Glenn Road frontage to a point just west of the Lot 2 frontage. Two access points are proposed for the project. A single driveway from Bowman Road is shown, as is a shared driveway from Colonel Glenn Road. The applicant has also shown a 50 foot undisturbed buffer area along the north property line, adjacent to residential property. The applicant has also noted that the typical hours of operation will be from 8:40 a.m. to 5:00 p.m., Monday through Friday. Signage will be allowed based on the typical ordinance requirements for office zoning. The applicant has also noted that an in -lieu contribution will be made for the cost of the future traffic signal at the corner of Colonel Glenn and Bowman Roads. EXISTING CONDITIONS: The site is undeveloped and partially wooded. It appears that some of the property, mainly the more level areas, was mostly cleared of trees some time in the past. The general area has a mixture of uses, including a mobile home park to the north and a few residential structures on large tracts to the west. A large office building is located at the northeast corner of Colonel Glenn and Bowman Roads. There are a couple of single-family structures to the south across Colonel Glenn Road, with a convenience food store and a building supply business located at the southeast and southwest corners of Colonel Glenn and Lawson Roads. There is also a large amount of vacant property in the general area. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. There was no established neighborhood association to notify of the public hearing. 2 FILE NO.: Z -4213-C (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is listed on the Master Street Plan as a minor arterial; dedication of right-of-way to 45 feet from centerline is required, plus 10 -foot additional right-of-way for turn lane at the arterial intersection will be required. Colonel Glenn right-of-way dedication, as shown on submitted plan, is in conformance with Master Street Plan. 2.A 20 feet radial dedication of right-of-way is required at the intersection of Colonel Glenn Road and Bowman Road. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Submit preliminary plans for stormwater management, including drainage easements and on --site detention. M` 7. Maximum out allowed is 30 feet, unless approved by the PlanningCommission; • providing grading plan for review. 8. Developer shall fund 25% of cost for future traffic signal installation. 9. Contact the ADTD for work within the State Highway right- of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: Easements are requested along all lot lines. Contact utility for details. Arkla: No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $600 per acre applies in addition to normal fees. On site fire protection may be required. Any needed relocation of existing facilities will be at the expense of the developer. Fire Department: Place fire hydrants per code. Construct turn arounds on each parking lot. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. 3 FILE NO.: Z -4213-C (Cont. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as Neighborhood Commercial and Office on the Land Use Plan and is in the Ellis Mountain Planning District. This item is the subject of a Land Use Plan Amendment to be heard on this agenda (Item 4.2) . Landscape Issues: Portions of the proposed street buffers along Colonel Glenn Road and Bowman Court drop below the full width requirements of 30 feet and 20 feet respectively. In two areas the width is only about 2 feet. The minimum width allowed at any given point is 6 feet. Three foot wide building landscaping strips between the proposed parking areas and buildings are required. There is some flexibility with this requirement. Unless otherwise provided for, a 6 foot opaque screen, either a wooden fence or dense evergreen plantings are required to help screen this site from the residential property to the north. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 19, 1999. The revised plan is significantly different than the plan submitted for initial review. The following changes have been made to the plan: 1. The number of buildings on Lot 1 have been decreased from two to one, with 25,225 square feet less total building area. 2. The number of buildings on Lot 2 have also decreased from two to one, with 6,000 square feet less total building area. 3. The 19,120 square foot building has been eliminated from Lot 3. 4 FILE NO.: Z -4213-C (Cont. 4. Total parking has decreased from 321 spaces to 289 spaces. 5. One of the two access drives from Bowman Road has been eliminated as required by Public Works. 6. The 400 foot proposed cul-de-sac street between Lots 3 and 4 has been eliminated. The typical ordinance requirement for minimum number of parking spaces would be approximately 210 spaces if this were a single business. Based on the fact that there will be multiple tenants within the buildings, the typical minimum number of spaces would increase somewhat based on the total number of tenants. The applicant is proposing a total of 289 parking spaces. This number should be adequate to serve the proposed use. Although the Subdivision Committee has not reviewed the revised site plan, staff feels that the revised plan is a vast improvement over the plan initially submitted. Staff feels that the number of parking spaces on the south side of the building on Lot 1 should be reduced to provide a more uniform buffer along Colonel Glenn Road. The applicant could add some spaces at the rear of the building to compensate for the reduction. Public Works has reviewed the revised plan and made no additional comments. Staff informed the applicant to obtain Fire Department approval of the revised plan. The applicant has also noted that north/south sections would be provided to staff prior to the public hearing. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. Any signage must conform to the ordinance standards for office zoned property. 4. Staff recommends that the parking area on the south side of the building (Lot 1) be reduced to provide a more uniform buffer along Colonel Glenn Road. 5. Lots 1 and 2 must be final platted prior to development. 5 FILE NO.: Z -4213-C (Cont.) SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the POD. Staff also briefly described the revised preliminary plat associated with this application. Staff noted that the applicant needed to provide details on the retaining walls and north -south and east -west sections through the property. Mr. McGetrick indicated that those would be provided. Mr. McGetrick noted that Bowman Road and Colonel Glenn Road improvements would be made along the boundary of this POD, with the Colonel Glenn Road improvements adjacent to Lot 4 of the plat being made when Lot 4 developes. In response to questions from staff, McGetrick noted that the typical hours of operation would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. Mr. McGetrick also noted that signage would conform to the ordinance requirements for office property. Staff noted that the typical requirement for minimum number of parking spaces was difficult to calculate in this case because the total number of tenants within the buildings was not known. Staff indicated that the proposed 356 parking spaces should be sufficient for the development; however, Mr. McGetrick stated that the number may be reduced somewhat. The Public Works requirements were briefly discussed. It was noted that 25 percent of the cost for a future traffic signal at Colonel Glenn and Bowman Roads would be required. Mr. McGetrick indicated that he would work with Public Works and possibly do an in -lieu contribution for the traffic signal. Bob Brown, Site Plan Review Specialist, briefly discussed the landscape requirements for the property. He noted that additional buffer area was needed at a couple of points along Colonel Glenn Road and Bowman Court. Staff noted that the applicant -needed to contact the fire department regarding the requested turnarounds for the parking lots. After the discussion, the Committee forwarded the POD to the full Commission for resolution. N FILE NO.: Z -4213-C (Cont. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7 March 4, 1999 ITEM NO.: 4 NAME: Boen Plaza - Long -Form POD FILE NO.: Z -4213-C LOCATION: Northwest corner of Colonel Glenn and Bowman Roads DEVELOPER: ENGINEER: Boen Enterprises LLC 10600 Colonel Glenn Road Little Rock, AR 72204 McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 AREA: 13.81 acres NUMBER OF LOTS: 2 ZONING: 0-3 & C-2 ALLOWED USES: PROPOSED USE: FT. NEW STREET: 400 if 0-3 General Office C-2 Shopping Center District Office-Showroom/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission recommended the rezoning of the C-2 portion of this property to PCD on October 15, 1998. That proposal consisted of a convenience store and a strip commercial building. However, the applicant decided not to pursue the project and withdrew the application from the City Board agenda. Also, on October 15, 1998, the Planning Commission approved a conditional use permit for a portion, -of the 0-3 'property. The conditional use permit was for officio-showroom/warehouse uses. A preliminary plat for the property was also approved. A. PROPOSAL/REQUEST: The applicant is proposing to rezone Lots 1 and 2 of the proposed Boen Plaza Subdivision from 0-3/C-2 to POD to allow for the construction of two office-showroom/warehouse buildings (one per lot) and associated parking areas. The applicant has also submitted a preliminary plat application (item 4.1). March 4, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -4213-C The applicant is proposing a 53,575 square foot building for Lot 1, along with 87 parking spaces. The building will be located near the center of the lot with parking on the east and south sides. There is an asphalt area along the west side of the building for truck access. Construction proposed for Lot 2 includes a 102,000 square foot building and 202 parking spaces. The proposed building is "L" shaped with parking on the west and south sides. There is an asphalt area for truck access and a small parking area along the north and east sides of the building. The applicant has noted that both lots will be developed at the -same time and street improvements will be done for the Bowman Road frontage, and the Colonel Glenn Road frontage to a point just west of the •Lot 2 frontage. Two access points are proposed for the project. A single driveway from Bowman Road is shown, as is a shared driveway from Colonel Glenn Road. The applicant has also shown a 50 foot undisturbed buffer area along the north property line, adjacent to residential property. The applicant has also noted that the typical hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday through Friday. Signage will be allowed based on the typical ordinance requirements for office zoning. The applicant has also noted that an in -lieu contribution will be made for the cost of the future traffic signal at the corner of Colonel Glenn and Bowman Roads. B. EXISTING CONDITIONS: The site is undeveloped and partially wooded. It appears that some of the property, mainly the more level areas, was mostly cleared of trees some time in the past. The general area has a mixture of uses, including a mobile home park to the north and a few residential structures on large tracts to the west. A large office building is located at the northeast corner of Colonel Glenn and Bowman Roads. There are a couple of single-family structures to the south across Colonel Glenn Road, with a convenience food store and a building supply business located at the southeast and southwest corners of Colonel Glenn and Lawson Roads. There is also a large amount of vacant property in the general area. 2 E. March 4, 1999 S�ISION ITEM NO,: 4 C. NEIGHBORHOOD C OM�'�NTS PILE NO.: Z -4213-C As of this writin neighborhood, g Thestaff has received n association to ere was no D establishedneioent from the notify of the public hearing. ENGINEERING CO ��NTS PUBLIC WORKS CO NDSTIpNS: x Bowman Road is ]fisted on minor arterial; the Master dedication Street from c n of Pian as a centerline is r right-of_y''aY to 45 right-of-way for equired, plus 10 -foot feet Will be re turn lane at the additional required. Colonel arterial inters as shown on submitted Glenn right _of- action Street Plan. Plan., is in conformance dedication, Master 2. A 20 rmance with Master feet radial dedication of at the intersection of Colonel right Road. l Glenn Y is required 3. Provide Road and Bowman Glenn of street Street Plan) Construct conforming to 51 ., these streets one-half street Mim improve development.including 5 -foot sidewalks P av ments to . 4. Plans of all work in with 5 approval P det to start O f -of -way shall be submitted for rmwater detention work 6. Submit prelimfina ordinance aPPlies including ry Plans for to this property. 7. Maxim g drainage easementsstOrmwater management,, Maximum cut allowed is and onsite detention. 8. Developer shallszon, Providingapproved by the fund 25% grading Plan for rev signal installation. of Cost for future review. 9• Contact traffic of -way, the ADTD for work within the State Highway right - UTILITIES AND PI RE DEP ARTMENT/COUNTY Pi,ANN.TNG Wastewater: Sewer m• ain extension required with to Serve property. AP&L: Easements easements Contac are requested along all lot t utility for details, Arkla: lines. SouthwesternNo Comment. Bell: Water: No Comment. An acreage addition to charge of $50Q normal fees. On site acre applies in to fire protection may be 3 March 4, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -4213-C required. Any needed relocation of existing facilities will be at the expense of the developer. Fire Department: Place fire hydrants per code. Construct turn arounds on each parking lot. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as Neighborhood Commercial and Office on the Land Use Plan and is in the Ellis Mountain Planning District. This item is the subject of a Land Use Plan Amendment to be heard on this agenda (Item 4.2) . Landscape Issues: Portions of the proposed street buffers along Colonel Glenn Road and Bowman Court drop below the full width requirements of 30 feet and 20 feet respectively. In two areas the width is only about 2 feet. The minimum width allowed at any given point is 6 feet. Three foot wide building landscaping strips between the Proposed parking areas and buildings are required. There is some flexibility with this requirement. Unless otherwise provided for, a 6 foot opaque screen, either a wooden fence or dense evergreen plantings are required to help screen this site from the residential property to the north. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 19, 1999. The revised plan is significantly 4 '. March 4, 1999 SUBDIVISION ITEM NO.: 4 'Cont.) FILE NO.: Z -4213-C different than the plan submitted for initial review. following changes have been made to the plan: The 1. The number of buildings on Lot 1 have been decreased from two to one, with 25,225 square feet less total building area. 2. The number of buildings on Lot 2 have also decreased from two to one, with 6,000 square feet less total building area. 3. The 19,120 square foot building has been eliminated from Lot 3. 4. Total parking has decreased from 321 spaces to 289 spaces. 5. One of the two access drives from Bowman Road has been eliminated as required by Public Works. 6. The 400 foot proposed cul-de-sac street between Lots 3 and 4 has been eliminated. The typical ordinance requirement for minimum number of Parking spaces would be approximately 210 spaces if this were a single business. Based on the fact that there will be multiple tenants within the buildings, the typical minimum number of spaces would increase somewhat based on the total number of tenants. total of 289 parking s aces, The applicant is proposing a P This number should be adequate to serve the proposed use. Although the Subdivision Committee has not reviewed the revised site plan, staff feels that the revised plan is a vast improvement over the plan initially submitted. Staff feels that the number of parking spaces on the south side of the building on Lot 1 should be reduced to provide a more uniform buffer along Colonel Glenn Road. The applicant could add some spaces at the rear of the building to compensate for the reduction. Public Works has reviewed the revised plan and made no additional comments. Staff informed the applicant to obtain Fire Department approval of the revised plan. The applicant has also noted that north/south sections would be Provided to staff prior to the public hearing. H. STAFF RECONAiENDATIONS: Staff recommends approval of the POD subject to the following conditions: 5 March 4, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -4213-C 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. Any signage must conform to the ordinance standards for office zoned property. 4. Staff recommends that the parking area on the south side of the building (Lot 1) be reduced to provide a more uniform buffer along Colonel Glenn Road. 5. Lots 1 and 2 must be final platted prior to development. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the POD. Staff also briefly described the revised preliminary. plat associated with this application. Staff noted that the applicant needed to provide details on the retaining walls and north -south and east -west sections through the property. Mr.. McGetrick indicated that those would be provided. Mr. McGetrick noted that Bowman Road and Colonel Glenn Road improvements would be made along the boundary of this POD, with the Colonel Glenn Road improvements adjacent to Lot 4 of the plat being made when Lot 4 developes. In response to questions from staff, McGetrick noted that the typical hours of operation would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. Mr. McGetrick also noted that signage would conform to the ordinance requirements for office property. Staff noted that the typical requirement for minimum number of parking spaces was difficult to calculate in this case because the total number of tenants within the buildings was not known. Staff indicated that the proposed 356 parking spaces should be sufficient for the development; however, Mr. McGetrick stated that the number may be reduced somewhat. The Public Works requirements were briefly discussed. It was noted that 25 percent of the cost for a future traffic signal at Colonel Glenn and Bowman Roads would be required. Mr. McGetrick indicated that he would work with Public Works and possibly do an in -lieu contribution for the traffic signal. 6 March 4, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -4213-C Bob Brown, Site Plan Review Specialist, briefly discussed the landscape requirements for the property. He noted that additional buffer area was needed at a couple of points along Colonel Glenn Road and Bowman Court. Staff noted that the applicant needed to contact the fire department regarding the requested turnarounds for the parking lots. After the discussion, the Committee forwarded the POD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7