HomeMy WebLinkAboutZ-4841-C Staff Analysis1202 S .MAIN. SUITE 230
c LITTLE ROCK, AR 72202
561-376-3676 FAX376-3766
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L Archil"
design, planning and interiors
October 11, 2006
Ms. Donna James
Subdivision Administrator
Department of Planning & Development
City of Little Rock
723 W. Markham
Little Rock, AR 72201
RE: Kiefer Office Complex
15300 Kanis Road
Little Rock, Arkansas
A/E # 0649
City File # Z - 4841-C
Dear Ms. James:
Following is our response to the Subdivision Committee Comments on the above referenced
project:
Planning Staff Comments:
Concur.
2. Concur. Vicinity map is provided on revised site plan.
3. Location of site signage is shown on revised site plan.
4. Information noted on revised site plan.
5. Dumpster location is shown on attached site plan. Dumpster service will be
during daylight hours.
6. The office facility will be open Monday - Friday 7:00 am - 6:00 pm.
7. No fencing is planned at this time.
8. Parking has been revised.
9. Concur.
10. Concur.
11. Concur.
Variances/Waivers:
1. Concur. Owner also agrees to street improvements at time if adjacent
adjoining properties.
2. No variance request is required. Attached revised site plan has less
square footage.
3. Concur. Information is noted on drawings.
Public Works Conditions:
1. Concur.
2. The Owner is requesting a five year deferral on street improvements.
3. N/A.
4. Concur.
5. Concur.
6. Concur.
7. The driveway to the development on the West side does not align.
After visiting w/White Daters, it was determined that they are 250" plus
apart.
8. Site entry has been modified.
9. Concur.
10. We will follow up on this matter.
11. Concur.
Utilities and Fire Department/County Planning:
Wastewater: Concur.
Entergy: Concur.
Centerpoint Enemy: Concur.
AT&T (SBC): Concur.
Central Arkansas Water:
Fire Department: Concur.
County Planning:
CATA: Concur
Planning Division:_ Concur
Landscape:
1. Concur. The revised plan meets requirements.
2. Concur.
3. Concur.
4. Concur.
5. Concur.
Attached please find four (4) copies of revised site plan. We appreciate your consideration on
this request. If there are any questions or additional information is needed, please call.
Yours very truly,
03A.-
Terr G. Burruss, AIA
October 26, 2006
ITEM NO.: 9
NAME: Kiefer Office Complex Zoning Site Plan Review
LOCATION: Located at 15300 Kanis Road
DEVELOPER:
Steve Kiefer—Kiefer Retirement Services
10720 North Rodney Parham Road
Little Rock, AR 72212
ARCHITECT:
Terry Burruss Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 2.48 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT
FILE NO.: Z -4841-C
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
0-2, Office and Institutional District
18—Ellis Mountain
42.10
VARIANCESMAIVERS REQUESTED:
1. A deferral of the required street improvements to Kanis Road for five years or until
adjacent development.
2. A variance to allow signage without public street frontage. (Section 36-557(a))
A. PROPOSAL/REQUEST:
The developers are proposing the construction of three free standing structures
in three phases containing approximately 16,652 square feet of office space.
The Phase I building will contain 5,900 square feet and will house Kiefer
Retirement Services. The Phase II and III buildings will contain 5,376 square
feet each. All structures are two story with exteriors of brick veneer and EIFS.
The total parking on the site when developed will be 56 parking spaces. The
parking will be phased with the building construction.
A deferral of the required street improvements to Kanis Road is being requested
for five (5) years or until adjacent development.
October 26, 2006
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z -4841-C
B. EXISTING CONDITIONS:
Ordinance No. 16,732 adopted by the Little Rock Board of Directors on August
16, 1994, rezoned the site from R-2 to 0-2. The site has not developed and is
tree covered. There are single-family homes located to the north of the site
within the Parkway Place Subdivision. South of the site is vacant 0-2 zoned
property currently being considered by the Commission for a rezoning to PD -R
as a separate item on this agenda (Z -5758-B).
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 and the
Parkway Place Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works -
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including
5 -foot sidewalk with the planned development.
3. Show location of future extension of Pride Valley Road in relation with this
property.
4. 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.
5. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
6. 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.
7. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the driveway provides the required sight distance for
drivers' entering/exiting the facility. Analysis must be done in accordance
with the 2004 Edition of the AASHTO Green Book. Avoid planting trees or
shrubs in line of sight that may cause sight obstruction. Driveway should
align with driveway of the proposed development on the west side of Kanis
Road.
2
October 26, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.
NO.: Z -4841-C
8. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75 feet of
the future curb line of the street.
9. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1817 (Derrick Bergfield) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter(s). Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
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 Dc anent: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Countv Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
3
October 26, 2006
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z -4841-C
Landscape:
1. Compliance with the City's landscape and buffer ordinance is required.
2. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 it feet in width and 150 square
feet in area. The proposed plan does not currently reflect this minimum
requirement. Interior islands are to be evenly distributed on the site.
3. The buffer along the northern property line should be increased to 16 feet.
The verbiage of the buffer area needs to read, "area to remain undisturbed'.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on tree covered sites. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006)
Mr. Terry Burruss was present along with the owner representing the request.
Staff presented an- overview of the proposed site plan review indicating there
were additional items necessary to complete the review process. Staff stated the
site plan indicated a parking variance. Staff also noted based on the building
placement a variance would be required to allow signage on the fronts of the
building facing the interior parking lot. Staff stated typically signage was allowed
along sides of the building with direct street frontage. Staff also requested
additional information be provided including any proposed dumpster locations,
hours of operation of the facility, fencing to be located on the site and a note
concerning the total height of the building.
Public Works comments were addressed. Staff stated the proposed drive should
align with the proposed development located across Kanis Road. Staff also
requested Mr. Burruss indicate the location of the future extension of Pride Valley
in relation to the proposed development. Staff stated the indicated drives could
not create a four way intersection within 75 -feet of the future curb line of the
street within the parking lot. Staff requested Mr. Burruss redesign the access to
eliminate the four-way intersection.
Landscaping comments were addressed. Staff stated a minimum of eight
percent of the paved areas was to be landscaped with interior islands of at least
seven and one-half feet in width and one hundred fifty square feet in area. Staff
stated the current plan did not reflect this requirement. Staff also stated the
buffer along the northern property lines should be increased to a minimum of
M
October 26, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.: Z -4841-C
sixteen feet. Staff stated the site plan should indicate the buffer as area to
remain undisturbed.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 most of the issues
raised at the October 5, 2006, Subdivision Committee meeting. The revised site
plan indicates the location of a proposed dumpster, hours of operation of the
facility, fencing to be located on the site and note concerning the total height of
the building. The total proposed building area has bee reduced from
18,300 square feet to 16, 652 square feet.
The revised site plan indicates the construction of three free standing structures
in three phases, containing a total of approximately 16,652 square feet of office
space. The Phase I building will contain 5,900 square feet and will house Kiefer
Retirement Services. The Phase II and III buildings will contain 5,376 square
feet each. All structures are two story with exteriors of brick veneer and EIFS.
The total parking on the site when developed will be 56 parking spaces. The
parking will be phased with the building construction.
The typical minimum parking required based on the total square footage of office
space proposed is 41 parking spaces. The site plan indicates the placement of
56 parking spaces. The indicated parking is more than adequate to meet the
typical minimum parking requirement.
A 16 -foot buffer is proposed along the northern perimeter with the entirety of the
area proposed as undisturbed. The area to the north will be screened per
minimum ordinance standards with dense evergreen plantings or the placement
of a fence as prescribed by ordinance standards. The interior parking lot has
been redesigned to allow for sufficient interior landscaping.
The request includes a deferral of the required street improvements to Kanis
Road for five (5) years or until adjacent development occurs. Staff is not
supportive of the deferral request due to the tremendous number of vehicles on
Kanis Road and current improvements being constructed to Kanis Road at Pride
Valley, National Home Center and the proposed development located across
Kanis Road. The applicant has not provided staff with the certification of
sufficient sight distance for the location of the proposed driveway. Staff
recommends the applicant provide the certification of sufficient sight distance for
the location of the proposed driveway prior to the Commission acting on the
proposed site plan.
5
October 26, 2006
SUBDIVISION
ITEM NO.: 9 (Cont. -I FILE NO.: Z -4841-C
The office facility is proposed with hours of operation from 7:00 am to 6:00 pm
Monday through Friday. The dumpster hours of service have been limited to
daylight hours.
A variance request to allow building signage facing into the parking area is being
requested. The signage proposed will have a maximum area of ten square feet
per tenant. A single ground sign will be located on the west side of the drive
consistent with signage allowed in office zones or a maximum of six feet in height
and sixty-four square feet in area. The buildings will face into the parking area
and the variance will allow signage on the fronts of the buildings. Per Section
36-557 Special provisions for on -premises signs and other sales promotion
devices allows on -premises wall signs without public street frontage in
complexes where a sign without street frontage is the only means of identification
for the tenant. Although the sides of the buildings will face Kanis Road the
variance request will allow the buildings to have signage on the fronts of the
structures.
Staff is supportive of the request with the exception of the requested deferral of
street improvements. The site plan for this 0-2 zoned site has been indicated
with sufficient buffering, setbacks and parking to meet the minimum ordinance
standards for each activity. Staff does not feel the variance request to allow
signage without public street frontage will adversely impact the development or
the area. To staffs knowledge there are no outstanding issues associated with
the request. Staff feels the development of an office complex as proposed will
have minimal impact on the adjoining properties and the area provided the
applicant provide staff with a certification from a certified engineer indicating the
proposed driveway location has sufficient sight distance.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow signage without
public street frontage. (Section 36-557(a))
Staff recommends the required street improvements be constructed to Kanis
Road with the first phase of building construction.
Staff recommends the applicant provide the certification of sufficient sight
distance for the location of the proposed driveway prior to the Commission acting
on the proposed site plan.
October 26, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -4841-C
PLANNING COMMISSION ACTION, (OCTOBER 26, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of the
variance request to allow signage without public street frontage, (Section 36-557(a)).
Staff also presented a recommendation of approval of a deferral request for two years,
until the development of Phase II or until adjacent development occurs of the required
street improvements to Kanis Road. Staff stated the applicant had provided the
certification of sufficient sight distance for the location of the proposed driveway.
Mr. Steve Kiefer addressed the Commission on the merits of his request. He stated the
site was being developed as an office development. He stated the structures would be
two story structures and the buffer areas would be retained. He stated the intent of the
development was to maintain as many on site trees as possible to develop a park like
setting.
Mr. Tim Kenny addressed the Commission in opposition of the request. He stated his
property would not be directly affected by the development since he was a few homes
away from the office building and his home abutted the area indicated as green space.
He stated the buffer was not adequate. He stated sixteen feet was not a great deal of
separation. He stated he was concerned with light pollution from the proposed
development. He stated currently he and his wife enjoyed their deck and the stars. He
stated he was also concerned with privacy. He requested a larger buffer and screening.
Mr. Terry Burruss addressed the Commission as the owner's agent. He stated he felt
the landscaping concerns could be addressed. He stated the owner was willing to
enhance the landscaping within the buffer area. The Commission questioned what
amount of landscaping would be placed in the buffer. He stated one and one-half times.
He stated a fence would not be installed.
There was no further discussion of the item. The chair entertained a motion to approve
the item as amended to include additional plantings within the buffer area. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
7
TERRY BURRUSS, ARCHITECT
1202 S. MAIN, SUITE 230
LITTLE ROCK, AR 72202
501-376-3676 FAX 376-3766
design, planning and inferiors
October 11, 2006
Ms. Donna James
Subdivision Administrator
Department of Planning & Development
City of Little Rock
723 W. Markham
Little Rock, AR 72201
RE: Multi -Purpose Facility / Sanctuary
Living Water Nazarene Ministries
Little Rock, Arkansas 72210
A/E # 0645
City File # 2 - 8082
Dear Ms. James:
Following is our response to the Subdivision Committee Comments on the above referenced
project:
Planning Staff Comments.
1. Concur.
2. Concur. Vicinity map is provided on revised site plan.
3. Location of site signage is shown on revised site plan.
4. Information noted on revised site plan.
5. Dumpster location is shown on attached site plan. Dumpster service will be
during daylight hours.
6. The office facility will be open Monday - Friday 7:00 am - 6:00 pm.
7. No fencing is planned at this time.
8. Parking has been revised.
9. Concur.
10. Concur.
11. Concur.
1lariances/Vaivers:
1. Concur. Owner also agrees to street improvements at time if adjacent
adjoining properties.
2. No variance request is required. Attached revised site plan has less
square footage.
3. Concur. Information is noted on drawings.
Public Wgrks Conditions:
1. Concur.
2. The Owner is requesting a five year deferral on street improvements.
3. N/A.
4. Concur.
5. Concur.
6. Concur.
7. The driveway to the development on the West side does not align.
After visiting w/White Daters, it was determined that they are 250" plus
apart.
B. Site entry has been modified.
9. Concur.
10. We will follow up on this matter.
11. Concur.
Utilities and Fine De
arlmentlC n Plannin :
W tewater:
Concur.
Entergy:
Concur.
Center oint Ener :
Concur.
AT&T (SBC)_
Concur.
Central Arkansas Water:
Fire Department:
Concur.
County Plannin
CATA: Concur
Planning Division: Concur
Landscape:
1. Concur. The revised plan meets requirements.
2. Concur.
3. Concur.
4. Concur.
5. Concur.
Attached please find four (4) copies of revised site plan. We appreciate your consideration on
this request. If there are any questions or additional information is needed, please call.
Yours very truly,
02
Terry G. urruss, AIA
ITEM NO.: 9. Z -4841-C
NAME: Keifer Office Complex Zoning Site Plan Review
LOCATION: located at 15300 Kanis Road
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. The notice must be mailed no later than October 11, 2006. The Office of
Planning and Development must receive the proof of notice no later than October
20, 2006.
2. Provide a vicinity map on the proposed site plan.
3. Provide details of the proposed signage including height/area and location on the
proposed site plan. Office zones typically allow the placement of a six foot sign with
a maximum of sixty-four square feet in area.
4. Address building signage with a note on the site plan indicating the location of the
proposed signs. Typically the future buildings would not be allowed signage which
fronts into the parking lot.
5. Provide the location of the proposed dumpster facilities including a note concerning
the required screening. Will there be any restrictions placed on the hours of service
for the dumpsters?
6. Provide the hours of operation of the proposed office facility.
7. Will there be any fencing located on the site? If so note the location along with a
note concerning the proposed construction materials and height.
8. The site indicates a total of 57 parking spaces to serve the site. Based on typical
minimum ordinance standards 61 parking spaces would typically be required.
9. All site lighting must be low level and directional, directed downward and into the
site.
10. Provide a note indicating the total building height in the general notes section of the
proposed site plan.
11. Dimension all setbacks from property lines.
VariancelWaivers:
1. A five year deferral of the required street improvements to Kanis Road.
2. A variance to allow a reduced number of parking spaces to serve the site. (Section
36-502(g))
3. A variance to allow signage without public street frontage. (Section 36-557(a))
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. -A dedication
of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master Street
Item # 9
Plan. Construct one-half street improvement to the street including 5 -foot sidewalk
with the planned development.
3. Show location of future extension of Pride Valley Road in relation with this property.
4. 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.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. 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.
7. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the driveway provides the required sight distance for drivers'
entering/exiting the facility. Analysis must be done in accordance with the 2004
Edition of the AASHTO Green Book. Avoid planting trees or shrubs in line of sight
that may cause sight obstruction. Driveway should align with driveway of the
proposed development on the west side of Kanis Road.
8. In accordance with Section 31-210 (h)(12), access driveways running parallel to the
street shall not create a four-way intersection within 75 feet of the future curb line of
the street.
9. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
1813 (Steve Philpott) for more information regarding street light requirements.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1817 (Derrick Bergfield) for more information.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding the size and location of the water meter(s). Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s). 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.
Item # 9
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division_ No comment.
Landscape:
1. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in
area. The proposed plan does not currently reflect this minimum requirement.
Interior islands are to be evenly distributed on the site.
2. The buffer along the northern property line should be increased to 16 feet. The
verbiage of the buffer area needs to read, "area to remain undisturbed".
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
5. The City Beautiful Commission recommends preserving as many existing trees as
feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised latl lan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, October 11, 2006.
Item # 9