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HomeMy WebLinkAboutZ-4213-E Staff AnalysisFILE NO.: Z -4213-E NAME: Bowman Plaza - Revised POD LOCATION: Northwest corner of Colonel Glenn Road and, Bowman Road DEVELOPER: Leonard Boen 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick 319 East Markham St., Ste. 202 Little Rock, AR 72201 AREA: 16.366 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: POD/0-3 ALLOWED USES: Office, Showroom/Warehouse PROPOSED USE: Office, Showroom/Warehouse VARIANCES/WAIVERS REQUESTED: Deferral of street improvements to Colonel Glenn Road BACKGROUND: On March 4, 1999 the Planning Commission approved a preliminary plat (4 lots) and a POD (Lots 1 and 2) for this property at the northwest corner of Colonel Glenn and Bowman Roads. On April 6, 1999 the Board of Directors passed Ordinance No. 17,974 approving the POD for Lots 1 and 2. The approved POD included the construction of two (2) office- showroom/warehouse buildings (one per lot) and associated parking areas. The following site specifics were approved: 1. Lot 1 - 63,575 square foot building and 79 parking spaces. 2. Lot 2 - 111,000 square foot building and 202 parking spaces. 3. Driveway from Bowman Road to serve Lot 1 and a shared driveway from Colonel Glenn Road (with access easement) to serve Lots 1 and 2. FILE NO.: Z -4213-E (Cont.) 4. A 50 foot undisturbed buffer along the north property line. 5. An in -lieu contribution for the future traffic signal at the intersection of Bowman and Colonel Glenn Roads. 6. Hours of operation - 8:00 a.m. to 5:00 p.m., Monday -Friday. On June 22, 2000 the Planning Commission approved a Revised POD application for a different site plan design for Lot 2 only. The applicant subsequently decided not to pursue the revised application and it was not taken to the Board of Directors. A. PROPOSAL/REQUEST: The applicant is proposing to revise the site plan for Lot 2 as was originally approved by the Board of Directors on April 6, 1999. With the revised plan, the applicant proposes to incorporate the proposed Lot 3 (zoned 0-3) of this subdivision (1.225 acres) into Lot 2. The area of Lot 3 will be used for construction of additional parking. The only changes to the previously approved site plan for Lot 2 include the addition of a small parking area and a dumpster area near the northeast corner of the development. Otherwise, there are no changes to the previously approved site plan for Lot 2. The applicant notes that the 111,000 square foot building will used as follows: 40% - office/showroom 60% - warehouse The applicant also notes that the hours of operation will be 8:00 a.m. to 5:00 p.m., Monday through Friday, as was previously approved. The applicant will also maintain the 50 foot undisturbed buffer along the north property line as was on the previous site plan. The applicant is requesting a five (5) year deferral of street improvements to Colonel Glenn Road along the frontage of Lot 3. This would allow the improvements for Lot 3 to be constructed when Lot 4 develops and those improvements take place. B. EXISTING CONDITIONS: There is an office-showroom/warehouse building that was recently constructed on Lot 1 of this subdivision, with site work being done throughout the remainder of the property. 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 2 FILE NO.: Z -4213-E (Cont.) 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 telephone cable company (C-4 type use) 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. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association was notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. (for Lots 2, 3 and 4) 3. Sidewalk must be moved to property line. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6.Easements shown for proposed storm drainage are required. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Colonel Glenn Road has a 1998 average daily traffic count of 9,900. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: A 30 foot utility easement is requested along the property line between Lots 2/3 and Lot 4. ARKLA: No Comment. Southwestern Bell: No Comment received. Water: An acreage charge of $150 per acre applies in addition to normal charges. On site fire protection will be required for service to Lot 2. 3 FILE NO.: Z -4213-E (Cont. Fire Department: Fire hydrants will be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office and Commercial at this corner. The applicant has applied for a revision of an existing Planned Office Development for additional acreage for the POD (lot 3) for additional parking. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: The street buffer along Colonel Glenn Road must not drop below a width of 20 feet. A portion of the proposed street buffer drops to a width of only 5 feet. The Landscape Ordinance requires a minimum landscape strip width of 9 feet. An irrigation system to water landscaped areas will be required. A minimum of 70% of the northern 40 -foot wide land use buffer must remain undisturbed. A 6 -foot high opaque screen, either a wooden fence with the face side directed outward or dense evergreen plantings, is required along the northern perimeter. Since this development is over two acres in size, a registered landscape architect will be required to prepare the landscape plan before a building permit can be approved. 4 FILE NO.: Z -4213-E (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 16, 2000) Pat McGetrick was present, representing the application. Staff briefly described the Revised POD, noting a few minor items that needed to be shown on the site plan. The Public Works requirements were discussed, including the future alignment and construction of Colonel Glenn Road. Bob Turner, Director of Public Works, noted that Public Works would consider a deferral of street improvements to Colonel Glenn Road, based on the fact that when the improvements are made to Lots 2/3 they needed to be extended further to the west. This issue was briefly discussed. In response to a question from staff, Mr. McGetrick noted the 50 foot undisturbed buffer along the north property line would be maintained as with the previous approval. There being no further issues for discussion, the Committee forwarded the Revised POD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on November 20, 2000. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised site plan notes the building height as 32 feet and shows a monument sign location at the entry drive from Colonel Glenn Road. The revised plan also shows the sidewalk location along Colonel Glenn Road as requested by Public Works. The revised site plan provides additional landscape buffer along Colonel Glenn Road and increased interior landscaping. Bob Brown, of the Planning Staff, reviewed the revised plan and notes that it conforms with the Landscape Ordinance. The proposed site plan shows a total of 299 parking spaces. If this building were to be a single user, the typical minimum parking spaces required would be 138. Based on the fact that the building will have multiple tenants, the minimum number of parking spaces would be more in line with the 299 proposed if parking were calculated separately for each tenant. Staff supports the parking plan as proposed. As noted in paragraph A., the applicant is requesting a deferral of street improvements to Colonel Glenn Road. Public Works supports the deferral for five (5) years or 0 FILE NO.: Z -4213-E (Cont.) until adjacent development, whichever occurs first. This will allow the improvements along the Lot 3 frontage to be constructed when the improvements for Lot 4 occur. Otherwise, to staff's knowledge there are no outstanding issues associated with this Revised POD. Staff feels that the revisions will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised 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 should be low-level and directed away from adjacent residential property. 3. Staff recommends approval of the deferral of street improvements to Colonel Glenn Road for five (5) years or until adjacent development, whichever occurs first. 4. The proposed monument sign must comply with typical office standards for signage (maximum height - 6 feet, maximum area - 64 square feet). 5. Lots 2 and 3 must be final platted prior to a building permit being issued. PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) 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 Chairperson 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 8 ayes, 0 nays and 3 absent. C