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HomeMy WebLinkAboutZ-4765-B Staff AnalysisJanuary5, 2006 ITEM NO.: 5 FILE NO.: Z -4765-B NAME: West Highlands Zoning Site Plan Review LOCATION: East of Autumn Road on Lots 7R, 9 and 10 of West Highlands Subdivision DEVELOPER: Colliers Dickson Flake Partners, Inc. P.O. Box 3456 Little Rock, AR 72203 ENGINEER: Cromwell Architects Engineers 101 S. Spring Street Little Rock, AR 72201 AREA: 8+ acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-2, Office and Institutional District, with conditions 11-1-430 24.04 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The site was zoned 0-2, Office and Institutional District on February 3, 1987, by the adoption of Ordinance No. 15,240. The rezoning placed conditions on the approval. A 50 -foot open space buffer was required along the northern and eastern perimeters of the site. The zoning also placed a condition on the site that the building height was to be limited to the 0-3, General Office District building height. A. PROPOSAUREQUEST: The applicant is proposing the construction of a 60,000 square foot, three story medical office building, surgery center/clinic building. The building is to be located in the center of the site with terraced parking lots with a capacity of 250 cars arranged on both sides of the building, with on -grade access to the first and second floors. The applicant has indicated the topography of the site will be January5, 2006 SUBDIVISION ITEM NO.. 5 Cont. FILE NO.: Z -4765-B utilized giving the appearance of a two (2) story building from the south side and a three (3) story building from the north side. Two curb cuts on Autumn Road are proposed. The specific development criteria include 5.92 acres of net buildable area with the remainder in landscape buffer and building setbacks. The site is steep, with an average slope down from south to north of thirteen (13) percent. A drainage ditch occurs along the north edge of the property, and a deep swale occurs at the northeast corner of the site. The site is nicely forested with medium sized pine and hardwood trees. The trees appear to be second growth. The trees will be saved around the perimeter of the site, Only a few trees will be saved on the interior due to grading requirements for construction of the parking lot and building pad. B. EXISTING CONDITIONS: The site is tree -covered with steep slopes. A drainage ditch occurs along the north edge of the property, and a deep swale occurs at the northeast corner of the site. The site is nicely forested with medium sized pine and hardwood trees. Autumn Road, adjacent to the site, has not been constructed to Master Street Plan standard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Birchwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Autumn Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalks with the planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show slopes, elevations, and retaining wall locations. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The north driveway should be moved north to a distance of 250 feet from south driveway. 2 January 5, 2006 SUBDIVISION ITEM NO.: 5 (Contj FILE NO.: Z -4765-B 6. Interior traffic circulation drives should be altered to modify 4 -way intersection into a 3 -way intersection at north drive location. Contract Bill Henry, Traffic Engineering, at 379-1816 for further assistance. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A looped water main extension may be required in order to provide adequate service to this property. Some or all of the facilities on-site may be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 January 5, 2006 SUBDIVISION ITEM NO.: 5 (Co FILE NO.: 2-4765-B Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATH: The site is located near CATA Bus Route #5 — West Markham CATA Bus Route. F. 1 SSUESITECH NI CALIDES I G N: Planning Division: No comment. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscape appear to meet with ordinance requirements. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of doctors to staff the facility. Staff also requested the applicant provide the location and area of any proposed signage. Public Works comments were addressed. Staff stated the development would classify Autumn Road as a commercial street. Staff stated a dedication of right- of-way 30 -feet from centerline would be required. Staff also stated the indicated driveways did not meet access and circulation requirements of Section 30-43 or 31-210. Staff requested the north driveway be moved to the north a distance of 250 -feet from the southern driveway. Staff also requested the interior circulation drives be altered to revise the indicated 4 -way intersection into a 3 -way intersection at the north drive location. Staff stated the storm water detention El January 5, 2006 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.- Z -4765-B ordinance would apply to the proposed development of the site. Staff also stated any grading of the site would require permitting prior to any land clearing. Landscaping comments were addressed. Staff stated compliance with the City's landscape and buffer ordinances was required. Staff also stated the indicated areas set aside for buffers appeared to meet minimum ordinance requirements. Staff stated an automatic irrigation system would be required to water landscaped areas and landscape plans would require the seal of a registered landscape architect prior to a building permit being issued. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS - The applicant submitted a revised site plan to staff addressing the issues raised at the December 8, 2005, Subdivision Committee meeting. The revised site plan indicates a single ground mounted sign consistent with signage allowed in office zones or a maximum of six (6) feet in height and ten (10) feet in length for a total of sixty (60) square feet in area. The site plan has been revised to address staff's concerns related to the driveway locations and the intersection of the northern drive. A three (3) -way intersection has been provided to limit traffic conflicts within the site. A total of thirty-five (35) doctors will staff the facility. The site plan includes the placement of 250 parking spaces. The ordinance typically requires the placement of six (6) parking spaces per doctor or would typically require the placement of 210 parking spaces. Based on the typical minimum parking required for a medical facility, the indicated parking is more than adequate to serve the development. The site plan indicates a maximum building height of sixty (60) feet. The previous condition placed on the zoning allowed for a building height not to exceed building heights as allowed in 0-3, General Office District. Per the Zoning Ordinance (Section 36-281(c) — Height regulations.) "No building hereafter erected or structurally altered shall exceed a height at the required front, side or rear yard setback lines of forty-five (45) feet; provided, however, that above the height permitted at said yard lines, one (1) foot may be added to the height of the building for each foot that the building or portion thereof is set back from the required yard lines. In no instance shall the maximum building height of the building exceed sixty (60) feet." As proposed, the building height complies with the approved zoning. 5 January5, 2006 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4765-B As a condition of the approved zoning, a fifty (50) foot undisturbed buffer was required along the northern and eastern perimeters of the site where adjacent to single-family homes. The site plan includes the placement of this required fifty (50) foot buffer. The site plan includes retaining approximately two (2) acres as landscape and buffer areas. Approximately 1.35 acres has been retained as the required buffer areas with the remaining .65 acres being set aside as on-site landscaping. The existing topography will be utilized to the maximum extent possible allowing for fewer cuts and fills on the site thus allowing additional landscaped areas. All parking lots indicate landscape per current ordinance requirements and the perimeters of the site indicate additional landscaping. The total site development includes building coverage of 5.7 percent. The total developed area is 75 percent and 25 percent will be retained as landscaped and buffer areas. Staff is supportive of the applicant's request. The request is for the placement of a three story medical office building on this eight (8) acre site currently zoned 0-2, Office and Institutional District. The proposed site plan indicates the placement of ingress and egress, internal circulation, pedestrian ways that are sensitive to safety, convenience and separation of vehicular and pedestrian traffic which are consistent with ordinance requirements. The site plan also includes the siting of the building and the compatibility of the proposed development with the adjacent land uses and the placement of landscaping and buffering consistent with ordinance requirements. The applicant has indicated existing trees on the site will be retained, where possible, to provide screening, open space and buffering and to allow separation between the homes located to the north and east of the site. The site plan indicates a building height consistent with ordinance requirements and building coverage less than the maximum coverage allowed per the existing zoning. To staffs knowledge; there are no outstanding issues associated with the proposed request. The proposed site plan appears to fully comply with the development criteria as outlined in the Zoning Ordinance - Section'�W-126 and the previously imposed conditions. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were registered objectors present. Staff stated they had received a written request from the Birchwood Neighborhood Association requesting a deferral of the item. D January 19, 2006 ITEM NO.: F (Cont. FILE NO.: Z -4765-B Ms. Tracey Kersey, President of the Birchwood Neighborhood Association, stated the residents of the area had a number of questions related to the proposed development. She stated the residents were unsure as to their support of opposition to the request since the developers had not met with the residents. There was a general discussion concerning the deferral request. The applicant stated the site was under contract and delays would be costly. Staff stated the proposal originally included two requests which would take a Board of Directors action. Staff stated this was no longer the case and the two week deferral would not extend the time frame for approval beyond the previously indicated dates staff gave to the applicant for potential Board of Directors action. Commissioner Rector stated the request was a site plan review and the use of the property was nota concern. He stated the deferral to the January 19th meeting to allow the residents additional time to meet with the developers and address their concerns with the proposed development would not change the use of the property or the requirements of the development with regard to the zoning ordinance minimum standards. There was no -further discussion of the item. The chair entertained a motion for deferral of the item to the January 19, 2006, Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 19, 2006) The applicant .was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Ms. Melanie Gibson addressed the 'Commission as the applicant. She stated the developers were meeting the minimum requirements of the ordinance for 0-2 zoned property. She stated the developers were also committed to screening the site from the adjoining residentially zoned properties. She stated as a commitment made at the neighborhood meeting the developers would install additional evergreen trees along the eastern perimeter to further screen the adjoining properties. Ms. Tracey Kersey, President, Birchwood Neighborhood Association, addressed the Commission with concerns. She stated the neighborhood was requesting a few additional items to protect the neighborhood. She stated the neighborhood was requesting the placement of a wood fence along the northern edge of the parking area. She stated if the screen was placed adjacent to the northern property line the residents would not be protected. She stated site was somewhat higher than the adjoining homes. She stated with the elevation change if the screen was not placed adjacent to the parking area no protection would be gained. 7 January 19, 2006 ITEM NO.: F (Cont. FILE NO.: Z -4765-B Ms. Kersey also requested the applicant provide dense evergreen plantings along the eastern perimeter of the site. She requested the developers plant the evergreen trees along the eastern perimeter soon after the sale was finalized to allow the trees additional growing time. Ms. Kersey requested the developers be required to install an oil and grease trap on their storm water detention. She stated there were many residents who gardened in the area and consumed the vegetables harvested. She stated with the large amount of asphalt there were health concerns from the run-off and contaminants to the soil. She stated the neighborhood had a number of other concerns but she was working with individual departments and agencies to address some of these concerns. Mr. Sky Brower addressed the Commission with concerns. He stated he had lived in the area for three years and was satisfied with the neighborhood. He stated even though the area was surrounded by commercial activities the neighborhood was a quiet peaceful area. He stated the buffer provided was not a dense buffer. He stated when he bought his home he was told the area would not be developed but now understood this was not true. He stated his desire was for the property to become a park but was aware this would not take place. He stated a medical office building was not the worst development that, could occur on the site. He stated privacy was a concern and cut -through traffic. He stated the environmental concerns were also on the minds of the residents. He stated he wanted the Commission to make an effort to take care and protect the residents of the area. Mr. Floyd Boyd addressed the Commission with concerns. He stated he had lived in the area 35 plus years and he felt the site plan was acceptable. He stated traffic and drainage were always concerns of the residents. He stated as development occurred in the area flooding had occurred. He stated the City had purchased two homes as a result of flooding within the neighborhood. He stated there were only two hours per day the residents of the neighborhood could get out safely because of the volume of traffic in the area. There was a general discussion concerning the installation of the oil and grease filter and the cost of the filter. Staff stated the site would discharge on the northern property line and the City regulated storm water run-off. Staff sated the city did require separators on wastewater collection but not on storm water. Staff stated the City's water quality was monitored and no past reports had indicated there was a concern with run-off related to oil and grease. Staff stated there were permits that would be required prior to development. Staff stated the entire development would be monitored to ensure compliance with state and federal requirements for both development and discharge. Mr. George Tomes addressed the Commission as a representative of the applicant. He stated he had researched the cost of separators and the cost was significant. He E January 19, 2006 ITEM NO.: F Cont. FILE NO.: Z -4765-B stated the cost ranged from $10,000 to $15,000 per inlet. He stated there were other options that could be pursued. He stated the request was not an ordinance requirement. The Commission discussed the ordinance requirements verses environmental benefits. The Commission indicated to the applicant they were aware the request was not an ordinance requirement but questioned the developers if they would be willing to review options concerning the placement of an oil and grease separator. The applicant stated they were willing to look at the possibility of placing the oil and grease filter at the end of the storm water detention prior to release. Mr. Gene Levy addressed the Commission as a representative of the applicant. He stated the developers were providing a buffer as required by the previous approval. He stated the development would be screened per ordinance requirements. He stated the evergreen trees would be placed in areas to screen the parking lot and building. There was a general discussion concerning the proposed species and the placement of the evergreen plantings. Staff stated the species provided would be a type, which did provide the year around protection of the neighborhood as required by the ordinance. There was once again a discussion concerning the oil and grease separator. Commissioner Adcock stated she was very interested in the topic and felt the City should do more to protect the waterways. She requested staff work with Ms. Kersey and stated she wanted to be involved in the process of defining additional requirements for future developments. There was also a general discussion concerning the drainage of the area and the routine maintenance of the ditch, which bisected this site. Staff stated the ditch was periodically cleaned but there was not a set schedule. Staff stated if the property owners would contact the City a work order would be created to clear the ditch. Staff suggested the applicant work with Audubon for the placement of the oil and grease filter. Ms. Gibson stated the developers were willing to contact Audubon and receive their suggestions. She stated the developers would treat Audubon as any other consultant but would not allow them to drive or dictate the development. A motion was made to approve the request amended. The amendments included the placement of evergreen plantings along the eastern perimeter and along the northern perimeter, to receive comment from Audubon concerning potential environmental friendly development options for the site and review the placement of a filtration system on the site related to storm water run-off. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. 9 ITEM NO.: 5 NAME: West Highlands Zoning Site Plan Review Z -4765-B LOCATION: East of Autumn Road on Lots 7R, 9 and 10 of West Highlands Subdivision Planning. Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The applicant is proposing a relocation of an existing utility easement located within the proposed development. If required, easements will be provided in alternate locations to serve the area. 3. Provide the total building height in the general notes section of the proposed site plan. The previous approval allow for a maximum building height as allowed in the 0-3 Zoning District or a building height not to exceed a maximum of 45 -feet in height. 4. Provide details of the proposed signage on the site plan. Typically office zoned property allows signage with a maximum of six feet in height and sixty-four square feet in area. 5. Provide the total number of doctors to staff the facility. Typically parking is based on six parking spaces per doctor. Provide the total number of parking spaces in the general notes section of the site plan. 6. Provide the total area designated as green space and the total building foot print in the general notes section of the proposed site plan. Variance/Waivers: None requested. Public Works Conditions: 1. Autumn Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A request should be made to abandon existing 30 feet right-of-way located on east property line with a utility and drainage easement to remain. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement 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. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show slopes, elevations, and retaining wall locations. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The north driveway should be moved north to a distance of 250 feet from south driveway. 7. Interior traffic circulation drives should be altered to modify 4 -way intersection into a 3 -way intersection at north drive location. Contract Bill Henry, Traffic Engineering, at 379-1816 for further assistance. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 11. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A looped water main extension may be required in order to provide adequate service to this property. Some or all of the facilities on-site may be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 — West Markham CATA Bus Route. Planning Division: No comment. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscape appear to meet with ordinance requirements. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.