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Home My WebLink AboutZ-4305-E Staff AnalysisFebruary 14, 2002 ITEM NO.: 7 FILE NO.: Z -4305-E NAME: Windriver Wildlife Office Park Revised Zoning Site Plan Review LOCATION: 2300 Cottondale Lane r%,MTTLMT O%r% 1 . Windriver LLC 2300 Cottondale Lane Little Rock, AR 72202 AREA: 2.5 Acres CURRENT ZONING: ENGINEER: White -Dater and Associates 24 Rahling Circle Little Rock, AR 72223 NUMBER OF LOTS: 1 0-2 PROPOSED ZONING: O-2 CURRENT ALLOWED USES: Office FT. NEW STREET: 0 PROPOSED USE: Office with additional parking VARIANCES/WAIVERS REQUESTED improvements. Continued deferral of sidewalk -- The 2.5 acre tract (Tract F -2B, Riverdale Addition) contains a sump and a portion of the levee, adjacent to the Arkansas River. There is also a pump house on the property. A large amount of the stormwater from the Riverdale Area drains -into the sump and is pumped into the river. February 14, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4305-E The property is zoned 0-2 which requires a zoning site plan review prior to development. In July of 19981 the Planning Commission reviewed and approved, with conditions, a proposed site plan for the development at 2300 Cottondale Lane. There was to be under the building parking (20 spaces) and three stories of office space. There were 57 surface parking spaces Proposed. This has been constructed. The applicant requested a variance to allow a reduced side yard setback along the west property line and a variance for a reduced setback from the floodway line. The applicant also requested a five-year deferral of sidewalk improvements to Cottondale Lane, which was approved by the Board of Directors with Ordinance No. 18,358. At the July 2, 1998 City Beautiful Commission meetingCommission approved a 4 -foot landscape buffer along the, west side property line and a 4 -foot landscape buffer along the street side property line. As a part of the recommendation presented by staff one of the conditions placed on the applicant was should the site plan significantly change (for example, shifting the drive and/or parking further into the sump area) the site plan was to be brought back before the Commission. A. PROPOSAL/REQUEST: The applicant is proposing to modify the previously approved Windriver Building Site Plan. The applicant Proposes the addition of nine surface parking spaces. The additional spaces will require only two percent of the site and are necessary to accommodate a new 9,000 square foot tenant, who will occupy a majority of the building's remaining vacant space. With the addition of nine surface parking spaces there will be a total of 86 spaces on the site. There are currently 77 parking spaces on the site, 20 of which are beneath the building and 57 surface parking spaces. The Proposed parking ratio will be one space per 383 square feet of gross space. The applicant proposes to remove a Portion of the interior landscaping in front of the building to add the additional spaces. The site contains 2 February 14, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) B. C. ED I FILE NO.: Z -4305-E a "Natural Area" (a sump), which encompasses approximately 25 percent of the site. The Board of Directors granted the applicant a deferral for the placement of a sidewalk along Cottondale Lane on September 191 2000. The applicant is requesting this deferral be continued for the five years, which was granted by Ordinance No. 18,358. EXISTING CONDITIONS: The site contains an office building, surface parking in front of the building and a large drainage retention pond, a sump. The site contains minimum interior landscaping, four fent along the north property line and four feet adjacent to the street right-of-way. There is an office building to the north of site and further north is the Alltel Campus. Property to the south is also developed with office buildings. The area to the east is the Arkansas River. The property located to the west of the site is currently vacant and zoned 0-2. Other uses in the area include a mix of office and mixed office warehouse uses located along Jessie and Water Works Drive. NEIGHBORHOOD COMMENTS: As of this writing staff has received one informational phone call concerning the project. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Hillcrest Neighborhood Association were notified of the public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide letter from Levee District allowing encroachment on storm water detention pond. 2. Construct sidewalk on Cottondale Lane. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 February 14, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4305-E E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available, not adversely affected. End: Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. COULty Planning: No comment received. CATA: Site on Bus Route #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: No comment. Cit Recognized Nei hborhood Action Plan: The site lies in an area, which is not currently covered by a City recognized Neighborhood Action Plan. Landscape Issues: The interior landscaping left still meets the interior' landscaping requirement of the Landscape Ordinance with the reduction allowed within the designated "mature area". If this site were not within the designated "mature area" it would fall 118 square feet short of the normal requirement of 8%. This calculation does not include the sump area as interior landscaping. Previously, this site was granted a width variance of the street landscaping buffer by the Planning Commission and perimeter landscaping width requirements by the City 4 February 14, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4305-E Beautiful Commission. When these variances were granted, the interior landscaping proposed for deletion was shown on the plans submitted. With the current proposal, the applicant is offering to plant 14 additional trees along the perimeter of the sump area. Buildin Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2002) There was no one present representing the application. Staff presented the item to the Committee with nc discussion. Staff stated they would work with the applicant to address the additional information needed -on the site plan. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS• The proposed project, with the removal of the landscaping buffer on the south edge of the sump, will still meet the minimum will requirement of the Landscape Ordinance. With the current proposal, the applicant is proposing to plant 14 additional trees along the perimeter of the sump area. Public Works staff has requested the applicant contact the Levee District and request permission to encroach on the storm water detention pond' with these plantings. The proposed parking would add 9 spaces to the existing 77 spaces on the site. The building is 34,000 square feet and is occupied primarily by office uses. The building currently leases space to the Brave New Restaurant but the square footage of floor area is considered an auxiliary use since the square footage occupied by the restaurant is 10% of the total. Therefore, the typical parking requirement would be considered at the rate for office parking, (85% of the parking requirement for buildings over 30,000 square feet of one space per 400 square feet). 5 February 14, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) I. FILE NO.: Z -4305-E The typical parking requirement for a building this size would be 72 parking spaces. Since the applicant is proposing 86 total spaces, this would be more than adequate to meet the potential parking demand. Staff is not supportive of the requested deferral of sidewalk improvements along Cottondale Lane. Staff is supportive of the application as filed, if the applicant receives permission from the Levee District to encroach into the sump area and place the additional trees. The applicant was granted a reduction in landscaping requirements at the time of the original application under the assumption the area designated to be removed from landscaping, to place the additional parking spaces, was to remain as "green space". With the addition of the 14 trees on the site this should mitigate the effect of the loss of the current landscape strip. STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning site plan review subject to compliance with the conditions outlined in Paragraphs E, E, F and H of this report. Staff is not supportive of the application should the applicant fail to receive approval from the Levee District to encroach on the storm water detention pond with the plantings. Staff is not supportive of the request for a continued deferral of sidewalk improvements to Cottondale Lane. C