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HomeMy WebLinkAboutZ-5243-B Staff AnalysisFILE NO.: Z -5243-B NAME: Kirkpatrick Plaza Short -form PD -O LOCATION: Located on the Southwest corner of Birchwood Drive and Shackleford Road DEVELOPER: Kirkpatrick Plaza, LLC C/o George Mallony 7 Shackleford Plaza Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.45 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -O PROPOSED USE: Parking VARIANCESMAIVERS REQUESTED- None requested. BACKGROUND: A rezoning application from R-2, Single-family to 0-1, Quiet Office District was filed for consideration at the November 14, 1989, Planning Commission public hearing. During the public hearing on the rezoning request the applicant requested the item be withdrawn from consideration. The item was withdrawn without prejudice by the Planning Commission. FILE NO.: Z -5243-B (Cont.) A. APPLICANT'S STATEMENT: The request is a rezoning of two existing residential lots to PD -O to allow the development of a parking lot to serve an adjacent office development. The Arkansas State Highway and Transportation Department has condemned property along the frontage of the Kirkpatrick Plaza office building for the purpose of redesigning the 1-630/Shackleford Road intersection. The existing parking spaces fronting Financial Center Parkway will be removed with the proposed construction. Also, egress from the site will be limited to west bound movements only onto Financial Centre Parkway. This eliminates the ability for cars leaving Kirkpatrick Plaza to exit east, north or south. The only remaining egress will be from west bound turns. In trying to remedy this problem, Ms. Kirkpatrick has been able to acquire two lots in Birchwood Addition at the northeast corner of Kirkpatrick Plaza. Lots 37 and 38 within the Birchwood First Addition are located at the southwest corner of Shackleford Road and Birchwood Drive. By purchasing these lots, the parking spaces that were lost to the condemnation can be replaced. Also access to Birchwood Drive and ultimately Shackleford Road will allow traffic going south or east to turn onto Shackleford Road rather than exiting west onto Financial Centre Parkway and being required to circle the block to go downtown. The proposed parking area on the Birchwood lots will contain 43 new parking spaces. Large buffers will be provided to the west and north to screen the existing residences in Birchwood. The buffers will be planted with 6 -foot evergreen trees to effectively screen the residences. Large interior landscape islands will also be provided. Parking lot lighting will be low level and face down into the site. The parking area at the front of Kirkpatrick Plaza will be reconfigured and landscaped to allow for loss of property and parking. Trees will be re -planted in the limited space along Financial Centre Parkway to replace those lost by the condemnation. The Bill of Assurance for the Birchwood Subdivision was filed for record on July 24, 1959, and was binding on all parties until 1999 at which time the covenants and restrictions were set to terminate unless a majority of the owners agreed to extend the covenants. No record has been found where these covenants were extended. B. EXISTING CONDITIONS: The two homes are located at the eastern most point of the Birchwood Subdivision. To the south is the Kirkpatrick Office tower, east of the site is Shackleford Road and 1-430. North of the homes are two single-family residences and a creek. West of the two (2) lots proposed for redevelopment is 2 FILE NO.: Z -5243-B Cont. the Birchwood Subdivision. Birchwood Drive is a residential street with no sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and letters from area residents and property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Birchwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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) 379-1805 (Travis Herbner). 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. A grading permit in accordance with Section 29-185 (c) and (d) will be required prior to any land clearing or grading activities at the site if seven (7) or more trees will be removed. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerr: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are 3 FILE NO.: Z -5243-B Cont.) required, they will be installed at the Developer's expense. Submit plans for water facilities and/or fire projection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connect(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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATH: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment. F. ISS UES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has requested to allow the rezoning of two existing residential lots to Planned Office Development to allow the removal of two homes and the construction of a parking lot to serve the adjacent Kirkpatrick Office Building. Master Street Plan: Shackleford Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. Birchwood Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 51 FILE NO.: Z -5243-B {Cont. Bicycle Plan: A Class III Bikeway is shown along Birchwood Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a ten -foot (10') land use buffer along the western perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The zoning buffer ordinance requires an average ten -foot (10') wide average street buffer along Shackleford Road. 5. The landscape ordinance requires a nine -foot (9) wide perimeter around the sites entirety. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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 31, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Mr. White stated the desire was to create additional parking for the office building while buffering the neighborhood. He stated with the addition of the parking lot this would allow the adjacent office building to regain parking lost to the 1-630 improvements. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the stormwater detention ordinance would apply to the redevelopment of the site. 5 FILE NO.: Z -5243-B (Cont. Landscaping comments were addressed. Staff stated a stamped landscape plan would be required at the time of building permit. Staff also stated an automatic irrigation system would be required to water landscaped areas. 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 a number of the issues raised at the March 31, 2011, Subdivision Committee meeting. The revised plan indicates the placement of an east -bound exit only drive from the proposed parking area to Birchwood Drive. The applicant has indicated this will limit persons from accessing Birchwood Drive from the parking lot to travel west, through the neighborhood, on Birchwood Drive. The request is a rezoning of two (2) existing residential lots to PD -O to allow the development of a parking lot to serve the adjacent Kirkpatrick Office building. Lots 37 and 38 within the Birchwood First Addition are located at the southwest corner of Shackleford Road and Birchwood Drive. The existing homes will be removed to allow the parking area to be constructed. 43 new parking spaces will be constructed within this area. Large buffers are to be provided along the western and northern perimeters to create a visual barrier between the homes in the Birchwood Subdivision and the parking lot. Within the buffers 6 -foot evergreen trees will be planted and along the western perimeter an eight (8) foot opaque fence will be installed to effectively screen the residences. A large interior landscape island will also be provided to soften the impact of the proposed parking area. The applicant has indicated the parking lot lighting will be low level and face down into the site. The maximum pole height will be 20 to 25 -feet. The site plan indicates two (2) sign locations; one at the intersection of South Shackleford Road and Birchwood Drive and the second near the western portion of the site on Birchwood Drive. The South Shackleford Road sign is proposed as an office identification sign for the Kirkpatrick Office development. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. Staff is supportive of allowing an office identification sign on South Shackleford Road but feels the sign should not be located at the intersection but further south closer to the office building the sign is intended to serve. The second sign is a subdivision identification sign for the Birchwood Subdivision. The sign is proposed within a sign easement located on Lot 37. The sign is proposed with a maximum height of five (5) feet and a maximum sign area of forty (40) square feet. N FILE NO.: Z -5243-B (Cont. Staff is supportive of the request. Staff feels the placement of the thirty (30) foot landscape strip along the western perimeter of the proposed parking lot creates a visual barrier which in turn allows the neighborhood to be separated from the commercial uses located along South Shackleford Road and the adjacent Interstate. Staff also feels the placement of a subdivision identification sign along the applicant's western boundary further enhances the subdivision and gives a defining entrance to the Brichwood Subdivision. In addition the applicant has agreed to limit the pole high of the parking lot lighting and all lighting will be low level and directed downward and into the site to not overspill onto adjacent property. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels as proposed the redevelopment of the site is appropriate. 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 agenda staff report. Staff recommends any signage identifying the office building be located near the common property line between the office and parking lot uses. PLANNING COMMISSION ACTION: (APRIL 21, 2011) Mr. Bill Spivey and Mr. Joe White were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Bill Spivey addressed the Commission on behalf of the owner. He stated he felt the request was a straight forward request to allow a development which had been harmed by the 1-630 expansion an avenue to secure much needed parking. He stated the owners had tried to be good neighbors to the Birchwood Subdivision. He stated the owners had met with the neighborhood and offered a number of concessions to the neighborhood to garner their support. Mr. Joe White of White Daters and Associates addressed the Commission on the concessions made to the residents. Mr. White, stated the developers were amending their application to include the concessions made to the neighborhood. He stated an eight foot fence would be installed along the western perimeter of the development. He stated lighting would be low level and directed down and into the site. He stated the maximum pole height would be twenty to twenty-five feet. He stated evergreen plantings would be placed along the west side of the development a minimum of six feet in height at planting. He stated there was an existing tree located within the western buffer area which would be retained. He stated the parking lot would be have a full service drive but would have a right -out only drive onto Birchwood Drive. He stated the drive had been narrowed to sixteen feet and angled which would encourage 7 FILE NO.: Z -5243-B (Cont.) automobiles leaving the parking lot to access South Shackleford Road and not turn to go through the neighborhood. He stated the developers had agreed to build a subdivision identification sign for Birchwood. He stated he felt the cost would be $3,000 to $5,000. He stated the office sign would be moved to the south nearer the common property line of the office building and the proposed parking lot. He stated screening trees would not be placed along South Shackleford Road or Birchwood Drive to allow for the parking lot to be open to view and discourage loitering within the parking lot. Street trees would be placed per the Landscape Ordinance requirements. Ms. JoAnn Keith addressed the Commission in opposition of the request. She stated the residents did meet with the developers and the developers had tried to address a number of concerns raised by the residents. She stated she was representing the immediate neighbors who did not want a parking lot. She stated the residents felt with the removal of the homes and the encroachment into the neighborhood this would lower property values in the area. She stated the residents wanted the area to remain in a natural state and not become a parking lot. She stated there were a number of unknows with the development and the potential impacts on the area. She stated the neighborhood was surrounded by commercial developments. She stated some had helped the neighborhood and some had hurt the neighborhood. She stated currently there were issues with exiting the neighborhood on South Shackleford Road. She requested the drive be placed on South Shackleford Road and not onto Birchwood Drive. Ms. Keith stated a number of the residents were concerned with creep into the neighborhood. She stated once the two homes were lost then the potential was there to allow for the removal of additional homes. Mr. Spivey stated the new fly -over at 1-630 and 1-430 would be beneficial to the area and the City as a whole but in the short term there were impacts on adjacent properties. He stated for the Kirkpatrick office building the impacts were immediate and irreversible. He stated he respected the neighborhood concerns but felt the parking lot was a reasonable expansion and addressed the needs of his client while offering benefits to the neighborhood. There was a general discussion by the Commission concerning access to South Shackleford Road. Mr. White stated the Highway Department owned property between South Shackleford Road and the lots proposed for development. He stated he had met with AHTD and requested to purchase the property to allow access onto South Shackleford Road. He stated ATHD was not willing to relinquish their ownership nor allow access across their property. There was a general discussion of the Commission as to the potential impacts of traffic on the area. There was not a consensus on the belief as to if persons leaving the Kirkpatrick office building would turn right to cut -through the neighborhood. Mr. White stated the plans for the interchange included the installation of a median to prohibit left turns from Birchwood Drive to South Shackleford Road and from South Shackleford onto Birchwood Drive. He stated he felt the design of the driveway would funnel traffic onto South Shackleford Road. E:3 FILE NO.: Z -5243-B (Cont. There as no further discussion of the item. The chair entertained a motion for approval of the item as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 10. Z -5243-B NAME: Kirkpatrick Plaza Short -form POD LOCATION: located on the Southwest corner of Birchwood Drive and Shackleford 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 April 6, 2011. The Office of Planning and Development must receive the proof of notice no later than April 15, 2011. 2. Provide details of any proposed signage on the site plan. (Will there be a sign located on Birchwood Drive identifying the office building?) 3. Is there any fencing proposed along the western perimeter or will the required screening be accomplished with the placement of an evergreen screen? 4. Will existing trees be retained on the site? 5. All site lighting must be low level and directional, directed downward and into the site. 6. Provide the maximum pole height of the parking lot lighting. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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) 379-1805 (Travis Herbner). 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. 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 if seven (7) or more trees will be removed. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Item #X 1() 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Submit plans for water facilities and/or fire projection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connect(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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment. Planning Division_ This request is located in the 1-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has requested to allow the rezoning of two existing residential lots to Planned Office Development to allow the removal of two homes and the construction of a parking lot to serve the adjacent Kirkpatrick Office Building. Master Street Plan: Shackleford Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. Birchwood Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Item #,O'k p These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III Bikeway is shown along Birchwood Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a ten -foot (10') land use buffer along the western perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The zoning buffer ordinance requires an average ten -foot (10') wide average street buffer along Shackleford Road. It appears the additional one (1') can easily be generated by reducing the parking lot aisle width. 5. The landscape ordinance requires a nine -foot (9') wide perimeter around the sites entirety. It appears to be deficient along the northeastern portion of the site. Revise or apply for a variance with the City Beautiful Commission prior to the issuance of a building permit. 6. The parking lot is designed with a sixty-five foot (65') depth. Sixty foot (60') is ample room; by reducing both aisles an additional ten -foot (10') of green space can be gained; increasing greenspace while also decreasing runoff. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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/plan (to include the additional information as noted above) to staff on Wednesday, April 6, 2011. Item #,W 1 p