HomeMy WebLinkAboutZ-4841-D Staff AnalysisApril 12, 2007
ITEM NO.: 7
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
AR[;HiTFCT-
Terry Burruss Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 2.48 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 1
FILE NO.: Z -4841-D
FT. NEW STREET: 0 LF
0-2, Office and Institutional District
18 — Ellis Mountain
42.10
VARIANCESIWAIVERS REQUESTED:
1. A deferral of the required street improvements to Kanis Road for two years or until
adjacent development or until the construction of Phase II of the development.
2. A variance to allow signage without public street frontage. (Section 36-557(a))
BACKGROUND:
Ordinance No. 16,732 adopted by the Little Rock Board of Directors on August 16,
1994, rezoned the site from R-2, Single-family to 0-2, Office and Institutional District.
On October 26, 2006, the Little Rock Planning Commission approved a site plan review
for this site. The developer proposed the construction of three free-standing structures
in three phases containing approximately 16,652 square feet of office space. The
Phase I building contained 5,900 square feet and would house Kiefer Retirement
Services. The Phase II and III buildings contained 5,376 square feet each. All
structures were proposed as two story with exteriors of brick veneer and EIFS. The
April 12, 2007
SUBDIVISION
ITEM NO.: 7(Cont.)FILE NO.: Z -4841-D
total parking on the site when developed was 56 parking spaces. The parking was
approved to be phased with the building construction. A deferral of the street
improvements was approved for two years or until the development of Phase II or until
adjacent development occurred.
A. PROPOSALIREQUEST:
The applicant is now proposing a revision to the previously approved site plan to
relocate the buildings proposed for Phases II and III nearer the building proposed
for Phase I. According to the applicant, due to the growth of Kiefer Retirement
Services, the owner has proposed his sole use of the proposed three buildings.
The buildings remain proposed in three phases with the center building being
constructed in the first phase. The total Phase I building area proposed is
5,900 square feet with 3,100 square feet on the first floor and 2,800 square feet
on the second floor. The buildings for Phases II and III will contain a total of
5,496 square feet each and are also proposed as two story buildings. The site
plan indicates a covered walkway will connect the buildings.
Based on previous approvals, the site plan indicates the placement of a 16 -foot
undisturbed buffer along the northern perimeter and the addition of plantings
outside the buffer at 1 1/2 times the typical landscape ordinance requirements
along the rear of the Phase I building. The building is proposed at 35 -feet from
the northern property line, which is a slight increase from the previous approval.
The site plan indicates parking will continue to be phased with the building
construction. During the first phase, 16 parking spaces will be constructed to
serve the office building. During the second and third phases, an additional
14 parking spaces will be added with each phase.
Building signage is proposed as previously approved with a maximum sign area
of 10 square feet per tenant. A single ground mounted monument sign will be
located at the driveway entrance from Kanis Road. The sign will be a maximum
of six feet in height and sixty-four square feet in area.
B. EXISTING CONDITIONS:
Grading activities have begun on the site for the construction of the previously
approved Phase I building. 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. Southeast of the site is a newly developing patio home
single-family subdivision approved as a PD -R and Baker Elementary School.
West/northwest of the site is also vacant 0-2 zoned property.
4
April 12, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) _ FILE NO.: Z -4841-D
L
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, the Spring
Valley Manor Property Owners Association and the Parkway Place Property
Owners Association were notified of the public hearing.
D. ENGINEERING_ COMMENTS:
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 the site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvement to the street
including a 5 -foot sidewalk with the planned development. A 2 -year deferral
of street construction has was previously approved for this property.
3. 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.
4. Storm water detention ordinance applies to this property.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards. This was provided previously on the last application.
7. 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.
8. 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) 379-1805 (Travis Herbner).
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. Conduit for streetlights should be
installed with other utilities. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
3
April 12, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
E
F
FILE NO.: Z -4841-D
11. Construct new concrete driveway apron and curb to future curb line.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Enter : No comment received.
Center -Point Energy: Approved as submitted.
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. A Capital Investment Charge
based on the size of connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
the -private fire system. 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 Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Plannin : No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: All previous comments apply.
1. All previous comments apply.
2. Compliance with the City's landscape and buffer ordinance is required.
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.
2
April 12, 2007
SUBDIVISION
ITEM NO.: 7
FILE NO.: Z -4841-D
5. 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: (March 22, 2007)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the proposed development stating there were few outstanding
technical issues associated with the request. Staff stated the site was previously
reviewed and approved for the development of three office buildings. Staff stated
the buildings were being relocated on the site nearer the single-family subdivision
and staff felt the Commission should review and approve the request. Staff
questioned Mr. Burruss if additional plantings would be placed along the rears of
the Phase II and III buildings where nearer the single-family homes. Mr. Burruss
stated he would discuss this with the owner but felt the additional plantings were
a possibility.
Public Works comments were addressed. Staff stated a deferral of the street
improvements was previously approved. Staff stated the deferral time was from
the original approval date. Mr. Burruss stated his client understood that if the
second building started prior to the two year deferral ending he would be
responsible for beginning the improvements to Kanis Road.
Landscaping comments were addressed. Staff stated the buffer areas had been
identified and flagged and were being maintained. Staff also stated interior
landscaping would be required in conjunction with the building and parking lot
construction.
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 March 22, 2007, Subdivision Committee meeting. The revised site
plan indicates the placement of additional landscaping along the rear of the
buildings proposed for Phases II and III to further screen the adjoining
single-family homes. The site plan indicates the placement of interior
landscaping
The revised site plan indicates the construction of three free standing structures
in three phases, containing a total of approximately 16,892 square feet of office
April 12, 2007
SUBDIVISION
ITEM NO.: 7 {Cont.
FILE NO.: Z -4841-D
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 5,496 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 44 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 42 parking spaces. The site plan indicates the placement of
44 parking spaces. The indicated parking is adequate to meet the typical
minimum parking requirement for an office development.
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 with the
placement of dense evergreen plantings at 1.5 times the required landscaping
along the rear of the buildings to provide additional screening to the adjoining
single-family homes. The developer has indicated a fence will not be installed at
this time but should fencing become necessary in the future, a six foot fence will
be installed along the northern property line as allowed by ordinance standards
for office zoned property.
A 25 -foot buffer is located along the eastern and western perimeters of the site
with 70 percent of this area to remain undisturbed per typical ordinance
requirements. The site plan indicates along the rear of the Phase II and III
buildings additional landscaping will be installed at 1.5 times the required
landscaping per the ordinance to provide additional screening to the adjoining
single-family homes.
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 per building. A single ground sign will be located at the drive entrance
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.
0
April 12, 2007
SUBDIVISION
ITEM NO.: 7 Cont.
FILE NO.: Z -4841-D
The site plan indicates the construction of the access drive from Kanis Road. The
future back of curb on Kanis Road will be approximately 29.5 feet from the
centerline of Kanis Road. A concrete driveway apron should extend from the
right of way line to the future edge of pavements. At the right of way line, the
driveway should be constructed with a two (2) percent cross slope for a four (4)
foot width for the future sidewalk crossing. The driveway at the back of curb
should be elevated to consider that the road will be constructed with a two (2)
percent side slope from centerline.
Staff is supportive of the request. The site plan for this 0-2, Office and
Institutional zoned site has been indicated with sufficient buffering, setbacks and
parking to meet the minimum ordinance standards. Staff does not feel the
variance request to allow signage without public street frontage will adversely
impact the development or the area. To staff's 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.
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 approval of the deferral request of the Master Street Plan
improvements to Kanis Road for two years from the original date of approval of
the Phase I building construction (October 26, 2006), until the construction of
Phase II of the project or until adjacent development occurs.
PLANNING COMMISSION ACTION:
(APRIL 12, 2007)
The applicant was present. There were no 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 above 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 the deferral request of the Master
Street Plan improvements to Kanis Road for two years from the original date of approval
of the Phase I building construction (October 26, 2006), until the construction of Phase
II of the project or until adjacent development occurs.
7
April 12, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
FILE NO.: Z -4841-D
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
0
1202 S .MAIN, SUITE 230
LITTLE ROCK, AR 72202
501-376-3676 FAx37E-3786
'
tiL ll 1w ryuss
a r c h i s e c[ design, planning and interiors
March 28, 2007
Mrs. Donna James
Subdivision Administrator
Department of Planning & Development
City of Little Rock
723 W. Markham, 1st Floor
Little Rock, AR 72201
RE: Kiefer Office Complex
15300 Kanis Road
Little Rock, Arkansas
A/E # 0649
City File # Z-4841 -A
Dear Mrs. James:
Following is our response to the Subdivision Committee Comments from March 22, 2007:
Planning Staff Comments:
Concur.
2. Concur.
3. Selective clearing is defined on revised site plan.
Variance and Waivers: None Requested.
Public Works Conditions:
Concur.
2. Concur.
3. Concur.
4. Concur.
5. Concur.
6. Concur.
7 The 3 -way intersection will be approximately 55' from future edge
of pavement.
8. Concur.
9. Concur.
10. Concur.
11. Concur.
Utilities and Fire Department/County Planning:
Wastewater: Concur.
Entergy: Concur.
Centerpoint Enerqy: Concur.
AT&T: Concur.
Central Arkansas Water: Concur.
Fire Department: Concur.
County Planning Concur.
CATA: Concur.
Planning Division: Concur.
Landscape:
1. Concur.
2. Concur.
3. Concur.
4. 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,
GP
Terry Burruss, AIA
ITEM NO.: 7. Z-4841
NAME: Kiefer 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 March 28, 2007. The Office of
Planning and Development must receive the proof of notice no later than April 5,
2007.
2. The street construction for Kanis Road was previously approved for a two year
deferral. A continued deferral is being requested.
3. Define selective clearing.
Variance[Waivers: None requested.
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 the site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to the street including a 5 -foot
sidewalk with the planned development. A 2 -year deferral of street construction has
was previously approved for this property.
3. 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.
4. Storm water detention ordinance applies to this property.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
6. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards. This was provided
previously on the last application.
7. 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.
8. 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) 379-1805 (Travis Herbner).
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
Item # 7
10. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Conduit for streetlights should be installed
with other utilities. Contact Traffic Engineering 379-1813 (Steve Philpott) for more
information.
11. Construct new concrete driveway apron and curb to future curb line.
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: Approved as submitted.
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. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges. This fee
will apply to all connections including metered connections off the private fire system.
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 Department: Install and 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: All previous comments apply.
1. All previous comments apply.
2. An automatic irrigation system to water landscaped areas will be required.
3. 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.
4. 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 plat (to include the
additional information as noted above) to staff on Wednesday, March 28, 2007.
Item # 7