Loading...
HomeMy WebLinkAboutZ-4403-E Staff AnalysisFILE NO.: Z -4403-E NAME: Crestwood Corporate Center - Long -Form POD LOCATION: West side of Aldersgate Road, approximately 1,300 feet south of Kanis Road DEVELOPER: ENGINEER: The Wilson Co., Inc. McGetrick and McGetrick 1501 S. Main Street 319 E. Markham St., Ste. 202 Little Rock, AR 72202 Little Rock, AR 72201 AREA: 12.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: MF -24 ALLOWED USES: Multifamily - 24 units per gross acre s PROPOSED USE: General Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 12.10 acre site on the west side of Aldersgate Road from MF -24 to POD to allow for the construction of five (5) office buildings and associated parking areas. The construction is proposed in two (2 ) phases as follows: Phase I - Building A - Two-story 18,000 square feet Building B - Two-story 44,800 square feet 176 parking spaces FILE NO.: Z -4403-E (Cont.) I Phase II- Building C - Two-story 56,800 square feet Building D - One-story 14,400 square feet Building E - One-story 6,000 square feet 246 parking spaces The property will be accessed by utilizing a single drive from Aldersgate Road for Phase I, with two additional drives being constructed with Phase II. A total of 422 parking spaces is proposed for the entire project. The ordinance would typically require 314 spaces. The applicant has stated that a tree study will be performed on the site in order to maintain as many existing trees as possible. Existing trees, 6 inches to 8 inches in caliper, will be relocfted to landscape areas around the buildings and parking areas. 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. The applicant is also proposing three (3) ground -mounted signs (monument style) along Aldersgate Road. B. EXISTING CONDITIONS: The site is undeveloped and mostly wooded. The property slopes from Aldersgate Road downward to the Interstate 430 right-of-way. Camp Aldersgate is located immediately south of this site, with several single-family residences to the east across Aldersgate Road. There are four single-family residences to the north along the west side of Aldersgate Road, with 0-3 zoned property further north and to the northeast. C. NEIGHBORHOOD COMMENTS: Staff has received a phone call from Camp Aldersgate requesting information on this application. Otherwise, staff has received no comments from the neighborhood. The John Barrow and Sewer District #147 Neighborhood Associations were notified of the public hearing. 2 FILE NO.: Z -4403-E (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Aldersgate Road is listed on the Master Road Plan as a collector street; dedication of right-of-way to 30 feet from centerline is required. (No traffic counts for Aldersgate Road are available.) 2. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with planned 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. Revise driveway location for acceptable sight distance, or improve sight distance with street reconstruction to facilitate sight distance for proposed driveways. 7. Submit preliminary pylans for stormwater management, including drainage easements and on-site detention. 8. With Phase I, include construction of Aldersgate Road improvements to a point north of its intersection with West 18th Street. 9. Move 24' driveway slightly north to align with West 18th Street. 10. AHTD permit will be required for any drainage impact on I-430 right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main relocation required prior to start of construction. AP&L: No comment. Arkla: No Comment. Southwestern Bell: A 10 foot utility easement is requested along the south property line. Water: An acreage charge of $150 per acre applies in addition to normal fees. On site fire protection will be required. Any needed relocation of existing facilities will be at the expense of the developer. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. 3 FILE NO.: Z -4403-E (Cont.) CATA: Central Arkansas Transit Authority requests a bus pull-out be constructed on Aldersgate Road due to the anticipated traffic demand. A pull-out or "turn -out" will allow the buses to pull out of the traffic stream so as not to disrupt the flow. Pull-out configurations will be provided by CATA. Route #3 Baptist Medical Center serves this area. F. ISSUES/TECHNICAL/DESIGN: Plannin2 Division: This property is currently shown as Single Family on the Land Use Plan and is in the I-430 Planning District. This item is the subject of a Land Use Plan Amendment to be heard on this agenda. (Item 5.1). Landscape Issues: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. f A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, will be required along the southern perimeter of the site. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit can be given when preserving trees of 6 inch caliper or larger toward compliance with the Landscape Ordinance. 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 17, 1999. The revised plan appears to address most of the issues as discussed by the Subdivision Committee. A bus pull-out has been shown on the site plan as requested by CATA, the middle drive from Aldersgate Road has been moved to align with West 18th Street, and the total number of parking spaces has been reduced from 478 to 422 spaces. The applicant has not removed the parking along the south side of the two buildings in Phase I as requested by the 4 FILE NO.: Z -4403-E (Cont.) Subdivision Committee in order to provide an increased buffer between this property and Camp Aldersgate. Staff feels that the parking on the south sides of these two buildings should be removed. The drive along the south side of the eastern building will be used to serve a loading dock at the buildings southwest corner. Due to the topography, this particular drive will not be seen from the property to the south. This issue needs to be resolved. The applicant also submitted east/west sections through the property. Due to the topography of the site, the two-story buildings will appear to be one-story from Aldersgate Road and two-story from Interstate 430. The applicant has noted that all retaining walls will be constructed to Public Works and Building Code standards. The maximum retaining wall height at any one point will be approximately eight (8) feet. Otherwise, staff can foresee no other outstanding issues associated with the site plan. This proposed development should have no adverse effect on the general area. 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. The proposed monument style ground -mounted signage must conform to the ordinance standards for office signage (maximum area - 64 square feet, maximum height - 6 feet). 3. Any site lighting must be low-level and directed away from adjacent property. 4. Staff feels that the parking south of the buildings in Phase I should be eliminated in order to provide an increased buffer along the south property line. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Pat McGetrick and other representatives were present, representing the application. -Staff gave a brief description of the POD. Staff noted that the applicant needed to submit details on the retaining walls and east -west sections through the property. Mr. McGetrick noted that the typical hours of operation would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. 5 FILE NO.: Z -4403-E (Cont.) Mr. McGetrick noted that a tree survey was being done on the property. He noted that as many trees as possible would be saved or relocated throughout the property. The Public Works requirements were briefly discussed. Mr. McGetrick stated that he would work with Public Works regarding any sight -distance issues relating to the placement of the proposed drives. In response to a question from Commissioner Berry, Mr. McGetrick stated that he would look at reducing the number of parking spaces along the south property line in order to increase the south buffer area. Mr. McGetrick also noted that a bus pull-out lane would be constructed in Phase II at the north end of the property as requested by CATA. The landscape requirements were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that the City Beautiful Commission recommends preserving as many trees as possible on the site. Mr. McGetrick indicated that he would meet with the Camp Aldersgate representation regarding this proposed development. After the discussion, the Committee forwarded the POD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Staff informed the Commission that the applicant did not send proper notification to property owners within 200 feet as required. Staff noted that the application needed to be deferred in order for new notices to be mailed out, and that the applicant had requested deferral to the March 18, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 18, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6 FILE NO.: Z -4403-E (Cont.) PLANNING COMMISSION ACTION: (MARCH 18, 1999) Pat McGetrick was present, representing the application. There were two objectors present. Staff gave a brief description of the proposed POD. Staff noted that the parking had been removed between the southern buildings and the south property line. Staff also noted no problem with leaving the drives in this area. Pat McGetrick addressed the Commission in support of the application. He briefly reviewed the proposed site plan. Commissioner Adcock asked what type of material the retaining walls would be constructed of. Mr. McGetrick said that they would be of a keystone block construction. Dennis Swan addressed the Commission in opposition to the POD. He stated that he awned property at the corner of Aldersgate Road and West 20th Street. Pe stated that he moved to the area because of the low traffic and noise and opposed the project for that reason (increased traffic and noise). Carol Swan also addressed the Commission in opposition to the application. She stated that many elderly people from the Good Shepherd Center drive in this area and this was a traffic concern. She also stated that emergency vehicles often use Aldersgate Road and that there were blind spots in the road as additional traffic concerns. Sarah Spencer, Executive Director of Camp Aldersgate, addressed the Commission in support of the POD. She stated that the developer met with Camp Aldersgate and addressed their concerns. Commissioner Rahman asked about the land use for this property. Walter Malone, Planning Staff, responded that the Land Use Plan shows this property as Suburban Office. Commissioner Adcock asked when -the notices were mailed. Staff stated that the notices were mailed on March 4, the day that the Commission deferred the item to the March 18 agenda. There was a brief discussion regarding the required notice. FILE NO.: Z -4403-E (Cont. Mr. McGetrick briefly discussed the retaining walls which will be constructed. He stated that highest point of any of the retaining walls would be approximately 10-12 feet near the southeast corner of the property. He also discussed the phasing of the street improvements to Aldersgate Road. He stated that the improvements for Phase I would be adjacent to that phase and taper back for a short distance adjacent to the Phase II area. Chairman Earnest asked about improvements to Aldersgate Road from this property to Kanis Road. Bob Turner, of Public Works, responded that there were no immediate plans for this construction. Commissioner Hawn commented on the fact that the present zoning of the property would allow 288 apartment units. A motion was made to approve the application as recommended by staff. The motion was apprpved by a vote of 10 ayes, 0 nays and 1 absent. 8 March 18, 1999 ITEM NO.: C FILE NO.: Z -4403-E NAME: Crestwood Corporate Center - Long -Form POD LOCATION: West side of Aldersgate Road, approximately 1,300 feet south of Kanis Road DEVELOPER: F.Wr_TNF!F!D The Wilson Co., Inc. McGetrick and McGetrick 1501 S. Main Street 319 E. Markham St., Ste. 202 Little Rock, AR 72202 Little Rock, AR 72201 AREA: 12.10 acres ZONING: MF -24 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Multifamily - 24 units per gross acre PROPOSED USE: General Office VARIANCES/WAIVERS REQUESTED: None requested_ A. PROPOSAL/REQUEST: The applicant proposes to rezone the 12.10 acre site on the west side of Aldersgate Road from MF -24 to POD to allow for the construction of five (5) office buildings and associated parking areas. The construction is proposed in two (2) phases as follows: Phase I - Building A - Two-story 18,000 square feet Building B - Two-story 44,800 square feet 176 parking spaces March 18, 1999 ITEM NO.: C (Cont.) FILE NO.: Z -4403-E Phase II- Building C - Two-story 56,800 square feet Building D - One-story 14,400 square feet Building E - One-story 6,000 square feet 246 parking spaces The property will be accessed by utilizing a single drive from Aldersgate Road for Phase I, with two additional drives being constructed with Phase II. A total of 422 parking spaces is proposed for the entire project. The ordinance would typically require 314 spaces. The applicant has stated that a tree study will be performed on the site in order to maintain as many existing trees as possible. Existing trees, 6 inches to 8 inches in caliper, will be relocated to landscape areas around the buildings and parking areas. 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. The applicant is also proposing three (3) ground -mounted signs (monument style) along Aldersgate Road. B. EXISTING CONDITIONS: The site is undeveloped and mostly wooded. The property slopes from Aldersgate Road downward to the Interstate 430 right-of-way. Camp Aldersgate is located immediately south of this site, with several single-family residences to the east across Aldersgate Road. There are four single-family residences to the north along the west side of Aldersgate Road, with 0-3 zoned property further north and to the northeast. C. NEIGHBORHOOD COMMENTS: Staff has received a phone call from Camp Aldersgate requesting information on this application. Otherwise, staff has received no comments from the neighborhood. The John Barrow and Sewer District #147 Neighborhood Associations were notified of the public hearing. E March 18, 1999 ITEM NO.: C (Cont.) FILE NO.: Z -4403-E D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Aldersgate Road is listed on the Master Road Plan as a collector street; dedication of right-of-way to 30 feet from centerline is required. (No traffic counts for Aldersgate Road are available.) 2.Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with planned 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. Revise driveway location for acceptable sight distance, or improve sight distance with street reconstruction to facilitate sight distance for proposed driveways. 7.Submit preliminary plans for stormwater management, including drainage easements and on-site detention. 8. With Phase I, include construction of Aldersgate Road improvements to a point north of its intersection with West 18th Street. 9. Move 24' driveway slightly north to align with West 18th Street. 10. AHTD permit will be required for any drainage impact on I-430 right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main relocation required prior to start of construction. AP&L: No comment. Arkla: No Comment. Southwestern Bell: A 10 foot utility easement is requested along the south property line. Water: An acreage charge of $150 per acre applies in addition to normal fees. On site fire protection will be required. Any needed relocation of existing facilities will be at the expense of the developer. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. 3 March 18, 1999 ITEM NO.: C (Cont.) FILE NO.: Z -4403-E County Planning: No Comment received. CATA: Central Arkansas Transit Authority requests a bus pull-out be constructed on Aldersgate Road due to the anticipated traffic demand. A pull-out or "turn -out" will allow the buses to pull out of the traffic stream so as not to disrupt the flow. Pull-out configurations will be provided by CATA. Route #3 Baptist Medical Center serves this area. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This property is currently shown as Single Family on the Land Use Plan and is in the I-430 Planning District. This item is the subject of a Land Use Plan Amendment to be heard on this agenda. (Item 5.1). Landscape Issues: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, will be required along the southern perimeter of the site. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit can be given when preserving trees of 6 inch caliper or larger toward compliance with the Landscape Ordinance. 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 17, 1999. The revised plan appears to address most of the issues as discussed by the Subdivision Committee. 4 March 18, 1999 ITEM NO.: C (Cont.) FILE NO.: Z -4403-E A bus pull-out has been shown on the site plan as requested by CATA, the middle drive from Aldersgate Road has been moved to align with West 18th Street, and the total number of parking spaces has been reduced from 478 to 422 spaces. The applicant has not removed the parking along the south side of the two buildings in Phase I as requested by the Subdivision Committee in order to provide an increased buffer between this property and Camp Aldersgate. Staff feels that the parking on the south sides of these two buildings should be removed. The drive along the south side of the eastern building will be used to serve a loading dock at the buildings southwest corner. Due to the topography, this particular drive will not be seen from the property to the south. This issue needs to be resolved. The applicant also submitted east/west sections through the property. Due to the topography of the site, the two-story buildings will appear to be one-story from Aldersgate Road and two-story from Interstate 430. The applicant has noted that all retaining walls will be constructed to Public Works and Building Code standards. The maximum retaining wall height at any one point will be approximately eight (8) feet. Otherwise, staff can foresee no other outstanding issues associated with the site plan. This proposed development should have no adverse effect on the general area. 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. The proposed monument style ground -mounted signage must conform to the ordinance standards for office signage (maximum area - 64 square feet, maximum height - 6 feet). 3. Any site lighting must he low-level and directed away from adjacent property. 4. Staff feels that the parking south of the buildings in Phase I should be eliminated in order to provide an increased buffer along the south property line. 5 March 18, 1999 ITEM NO.: C (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z -4403-E (FEBRUARY 11, 1999) Pat McGetrick and other representatives were present, representing the application. Staff gave a brief description of the POD. Staff noted that the applicant needed to submit details on the retaining walls and east -west sections through the property. Mr. 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 noted that a tree survey was being done on the property. He noted that as many trees as possible would be saved or relocated throughout the property. The Public Works requirements were briefly discussed. Mr. McGetrick stated that he would work with Public Works regarding any sight -distance issues relating to the placement of the proposed drives. In response to a question from Commissioner Berry, Mr. McGetrick stated that he would look at reducing the number of parking spaces along the south property line in order to increase the south buffer area. Mr. McGetrick also noted that a bus pull-out lane would be constructed in Phase II at the north end of the property as requested by CATA. The landscape requirements were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that the City Beautiful Commission recommends preserving as many trees as possible on the site. Mr. McGetrick indicated that he would meet with the Camp Aldersgate representation regarding this proposed development. After the discussion, the Committee forwarded the POD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Staff informed the Commission that the applicant did not send proper notification to property owners within 200 feet as required. Staff noted that the application needed to be deferred in order for new notices to be mailed out, and that the applicant 6 March 18, 1999 ITEM NO.: C (Cont.) FILE NO.: Z -4403-E had requested deferral to the March 18, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 18, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 18, 1999) Pat McGetrick was present, representing the application. There were two objectors present. Staff gave a brief description of the proposed POD. Staff noted that the parking had been removed between the southern buildings and the south property line. Staff also noted no problem with leaving the drives in this area. Pat McGetrick addressed the Commission in support of the application. He briefly reviewed the proposed site plan. Commissioner Adcock asked what type of material the retaining walls would be constructed of. Mr. McGetrick said that they would be of a keystone block construction. Dennis Swan addressed the Commission in opposition to the POD. He stated that he owned property at the corner of Aldersgate Road and West 20th Street. He stated that he moved to the area because of the low traffic and noise and opposed the project for that reason (increased traffic and noise). Carol Swan also addressed the Commission in opposition to the application. She stated that many elderly people from the Good Shepherd Center drive in this area and this was a traffic concern. She also stated that emergency vehicles often use Aldersgate Road and that there were blind spots in the road as additional traffic concerns. Sarah Spencer, Executive Director of Camp Aldersgate, addressed the Commission in support of the POD. She stated that the developer met with Camp Aldersgate and addressed their concerns. Commissioner Rahman asked about the land use for this property. Walter Malone, Planning Staff, responded that the Land Use Plan shows this property as Suburban Office. 7 March 18, 1999 ITEM NO.: C (Cont. FILE NO.: Z -4403-E Commissioner Adcock asked when the notices were mailed. Staff stated that the notices were mailed on March 4, the day that the Commission deferred the item to the March 18 agenda. There was a brief discussion regarding the required notice. Mr. McGetrick briefly discussed the retaining walls which will be constructed. He stated that highest point of any of the retaining walls would be approximately 10-12 feet near the southeast corner of the property. He also discussed the phasing of the street improvements to Aldersgate Road. He stated that the improvements for Phase I would be adjacent to that phase and taper back for a short distance adjacent to the Phase II area. Chairman Earnest asked about improvements to Aldersgate Road from this property to Kanis Road. Bob Turner, of Public Works, responded that there were no immediate plans for this construction. Commissioner Hawn commented on the fact that the present zoning of the property would allow 288 apartment units. A motion was made to approve the application as recommended by staff. The motion was approved by a vote of 10 ayes, 0 nays and 1 absent. 8