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HomeMy WebLinkAboutZ-5472-D Staff AnalysisFILE NO.: Z- 472-D NAME: CYPRESS PROPERTIES OFFICE BUILDING -- ZONING SITE PLAN REVIEW LOCATION: At the northwest corner of Rodney Parham Rd. and Hinson Rd. DEVELOPER: LILAC, LLC 111 Center St. Little Rock, AR 72201 374-4142 AREA• 3.882 ACRES ENGINEER: Robert Brown DEVELOPMENT CONSULTANTS, INC. 10411 W. Markham St., Suite 210 Little Rock, AR 72205 221-7880 NUM ER OF LOTS: 1 FT. NEW STREET: 418 ZONING: 0-3 PROPOSED USES: Limited 0-3 uses (pursuant to Ordinance No. 16,751) and permitted 0-3 accessory uses PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES RE UESTED: Approval of a waiver of the requirement that a sidewalk be constructed along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site. BACKGROUND Ordinance No. 16,751, passed on Oct. 4, 1994, rezoned the tract from R-2 to 0-3, subject to: 1) there being no access to Valley Club Circle, Buff Ln., & Wendy Ln.; 2) the development conform to the 0-2 area and bulk requirements; 3) the permitted 0-3 uses be limited to specified 0-3 uses (i.e., bank/saving and loan office; church; clinic; duplication shop; religious, charitable, or philanthropic organization establishment; laboratory; library, art gallery, museum, or similar public use; nursing home or convalescent home; office; photography studio; private school, kindergarten, or institution for special education; business school; public or denominational school; broadcasting and recording studio; art, music, speech, drama, dance, or other artistic endeavor school; and travel bureau); 4) the building height be limited to 3 stories or 40 feet; and 5) the site plan being subject to Site Plan Review. STATEMENT OF PROPOSAL: The applicant proposes the development of the 3.882 acre site with a three-story, 40 foot tall office building to contain 74,000 square feet of floor area. Parking for 229 vehicles is to FILE NO.: Z-- 472-D C nt.) be provided, with access to the site to be gained from Rodney Parham Rd. and Hinson Rd. No access is proposed from Valley Club Circle, Buff Ln., or Wendy Ln. Required widening of Rodney Parham Rd. to provide the additional pavement width for turn lanes is anticipated. Landscaping treatments, in lieu of fencing, are proposed to buffer the residential areas to the north, west, and northwest, except in those areas where, to preserve existing trees or where there is insufficient area for berms, a combination of fencing and landscaping may be utilized. A waiver is requested from the requirement that sidewalks be constructed along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site. The applicant notes that: 1) there are few trees which remain within the right-of-way, that most which do remain are located along the right-of-way line, so by not constructing a sidewalk along this line, there is a much better opportunity to save the trees; 2) there are no sidewalks anywhere in Pleasant Valley along the street frontages; and 3) the existing sidewalk on Hinson Rd. is located along the south right-of-way line, across the street from the site, and placing a sidewalk on the north side, along the boundary of this project, will lead no where, and will, if used, cause pedestrians to have to cross over Hinson Rd. at Wendy Ln., an unprotected intersection. A. PROPOSAL RE TUEST : Planning Commission review and approval of the proposed site plan is requested. Planning Commission review and Board of Directors approval of a waiver of the sidewalk requirement along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site is requested. B. EXISTING CONDITIONS: The site is a compilation of two tracts, with each of the existing tracts containing homesteads. The site is zoned 0-3, with the development and uses of the site being restricted by Ordinance No. 16,751. Across Rodney Parham to the east is a PCD zoned tract which has never been developed and is subject to revocation. Across Hinson Rd. to the south is a large R-5 zoned tract and, to the west of this area, a small 0-3 zoned tract. An apartment complex occupies the corner tract of the R-5 zoned land; an office building is located in the 0-3 area. To the north, west, and northwest is R-2 and R-4 land, with homes being situated on the R-2 land and the Pleasant Valley golf course being located in the R-4 area. 2 FILE Z- 472-D (Cont. C. !9M ENGINEERING/UTILITY COMMENT : Public Works comments: Dedicate additional right-of-way for a right turn lane on Rodney Parham, and add a lane as previously advised by Traffic Engineering. Install sidewalks on the other frontages, with handicap ramps. Provide the stormwater detention analysis. Water Works comments that on-site fire protection will be required. Wastewater comments that sewer service is available in the right-of-way of Buff Ln., Wendy Ln., and Hinson Rd. The developer will be responsible for bringing service from the existing main to the property. Arkansas Power and Light Co. will require a 15 foot easement around the entire perimeter of the site, and a 10 foot easement along the alignment of the relocated underground electric service. Arkansas Louisiana Gas Co. did not respond. Southwestern Bell Telephone Co. did not respond. The Fire Department commented that the site plan appears to meet the Fire Department's regulations on entry/exit access, interior driveway width, and proper number and spacing of fire hydrants. The Neighborhoods and Planning Site Plan Review Specialist commented that the areas set aside for buffers and landscaping are in keeping with Ordinance standards. ISSUES/LEGAL/TECHNICAL/DESIGN: The applicant has requested a waiver from the requirement to construct sidewalks along Hinson Rd., Buff Ln., Wendy Ln., and valley Club Circle. Such a waiver will require Board of Directors approval. Ordinance No. 16,751 which rezoned the property to 0-3 required that the bulk and area requirements of the 0-2 zoning district be observed in the site development. Sec. 36-280 requires, in 0-2 zoning districts, that the front, side, and rear yard setbacks are to be not less than 25 feet. 3 FILE Z- 472-D Cont.) E. ANALYSIS• The site plan conforms to the 0-2 zoning district requirements for bulk and area, and to the requirements for site plan submittals. The applicant proposes to meet all requirements of the rezoning ordinance regarding building height and uses. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan. The Public Works staff recommends denial of the waiver of the sidewalk improvements on the boundary streets. SUBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995) Mr. John Kincaid, with Cypress Properties, and Mr. Robert Brown, with Development Consultants, were present. Staff reviewed with the Committee members the scope of the proposed project, and reviewed with Mr. Brown the comments contained in the discussion outline. The Public Works staff representative, David Scherer, with the Civil Engineering staff, discussed the Public Works comments, specifically mentioning the design requirements for widening Rodney Parham Rd. to provide additional lanes, the need to widen the entrance drive off Hinson Rd. and to modify some of the interior traffic lane widths and flow patterns, and the need for sidewalks along all boundaries of the site. Mr. Brown responded that he would meet with Bill Henry, the Traffic Engineer, and would resolve the traffic concerns. He indicated, however, that the waivers for sidewalks which were being requested would be pursued. The Committee forwarded the site plan to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) Mr. Robert Brown, with Development Consultants, Inc., was present. Staff reported that all issues regarding the site plan were resolved; that the only issue involved the requested waivers of street improvements along Hinson Rd. and Wendy Ln., Buff Ln., and Valley Club Circle. Mr. Brown explained that, since a sidewalk on Hinson Rd. would terminate at the west property line of the site and there is no sidewalk on the remainder of the north side of Hinson Rd., both because it did not make sense to build the short section of the sidewalk, and because it would encourage pedestrians to walk to an unsignalized intersection to cross to the sidewalk on the 4 FILE NO.: Z -5472 -D ---(fon south side in lieu of crossing Hinson Rd. at the signalized intersection at Rodney Parham Rd., a waiver was requested. He said that, as far as the sidewalks on Wendy Ln., Buff Ln., and Valley Club Circle are concerned, nowhere else in Pleasant Valley are sidewalks constructed; that no access is being taken to these streets from the project; and, that landscaping can be enhanced along these boundary streets if the sidewalks are omitted. No one was present to speak in opposition to the site plan; however, it was noted that Ms. Mary Zemann, of #10 Valley Club Circle, had completed an attendance card, indicating opposition to the request, but was not present at the time the item was heard. A motion was made and seconded to approve the site plan, but to make no recommendation on the boundary street sidewalk waiver request, leaving a discussion of this issue to the Board of Directors. The motion carried and the site plan was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 67 September 19, 1995 ITEM NO.• FILE NO.: 71-547 -D NAME: CYPRESS PROPERTIES OFFICE BUILDING -- ZONING SITE PLAN REVIEW LOCATION: At the northwest corner of Rodney Parham Rd. and Hinson Rd. DEVELOPER: LILAC, LLC 111 Center St. Little Rock, AR 72201 374-4142 AREA• 3.882 ACRES ENGINEER: Robert Brown DEVELOPMENT CONSULTANTS, INC. 10411 W. Markham St., Suite 210 Little Rock, AR 72205 221-7880 NUMBER OF LOT : 1 FT. NEW STREET: 418 ZONING: O-3 PROPOSED USES: Limited 0-3 uses (pursuant to Ordinance No. 16,751) and permitted 0-3 accessory uses PLANNTNG DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES RE UES_TED: Approval of a waiver of the requirement that a sidewalk be constructed along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site. BACKGROUND Ordinance No. 16,751, passed on Oct. 4, 1994, rezoned the tract from R-2 to 0-3, subject to: 1) there being no access to Valley Club Circle, Buff Ln., & Wendy Ln.; 2) the development conform to the 0-2 area and bulk requirements; 3) the permitted 0-3 uses be limited to specified 0-3 uses (i.e., bank/saving and loan office; church; clinic; duplication shop; religious, charitable, or philanthropic organization establishment; laboratory; library, art gallery, museum, or similar public use; nursing home or convalescent home; office; photography studio; private school, kindergarten, or institution for special education; business school; public or denominational school; broadcasting and recording studio; art, music, speech, drama, dance, or other artistic endeavor school; and travel bureau); 4) the building height be limited to 3 stories or 40 feet; and 5) the site plan being subject to Site Plan Review. September 19, 1995 X:� ITEM PIO.: 15a(Cont. FILE Z- 472-D TATEMENT QF PROPOSAL: The applicant proposes the development of the 3.882 acre site with a three-story, 40 foot tall office building to contain 74,000 square feet of floor area. Parking for 229 vehicles is to be provided, with access to the site to be gained from Rodney Parham Rd. and Hinson Rd. No access is proposed from Valley Club Circle, Buff Ln., or Wendy Ln. Required widening of Rodney Parham Rd. to provide the additional pavement width for turn lanes is anticipated. Landscaping treatments, in lieu of fencing, are proposed to buffer the residential areas to the north, west, and northwest, except in those areas where, to preserve existing trees or where there is insufficient area for berms, a combination of fencing and landscaping may be utilized. A waiver is requested from the requirement that sidewalks be constructed along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site. The applicant notes that: 1) there are few trees which remain within the right-of-way, that most which do remain are located along the right-of-way line, so by not constructing a sidewalk along this line, there is a much better opportunity to save the trees; 2) there are no sidewalks anywhere in Pleasant Valley along the street frontages; and 3) the existing sidewalk on Hinson Rd. is located along the south right-of-way line, across the street from the site, and placing a sidewalk on the north side, along the boundary of this project, will lead no where, and will, if used, cause pedestrians to have to cross over Hinson Rd. at Wendy Ln., an unprotected intersection. A. PROPOSAWREQUEST: Planning Commission review and approval of the proposed site plan is requested. Planning Commission review and Board of Directors approval of a waiver of the sidewalk requirement along the Valley Club Circle, Buff Ln., Wendy Ln., and Hinson Rd. frontages of the site is requested. B. EXISTING CONDITIONS: The site is a compilation of two tracts, with each of the existing tracts containing homesteads. The site is zoned 0-3, with the development and uses of the site being restricted by Ordinance No. 16,751. Across Rodney Parham to the east is a PCD zoned tract which has never been developed and is subject to revocation. Across Hinson Rd. to the south is a large R-5 zoned tract and, to the west of this area, a small 0-3 zoned tract. An K September 19,' 1995 ,SUBDIV_ISIQ ITEM NO.: 15a_ (Cont.) FILE NO.: Z -5472-D apartment complex occupies the corner tract of the R-5 zoned land; an office building is located in the 0-3 area. To the north, west, and northwest is R-2 and R-4 land, with homes being situated on the R-2 land and the Pleasant Valley golf course being located in the R-4 area. C. ENGINEERING/UTILITY COMMENTS: Public Works comments: Dedicate additional right-of-way for a right turn lane on Rodney Parham, and add a lane as previously advised by Traffic Engineering. Install sidewalks on the other frontages, with handicap ramps. Provide the stormwater detention analysis. Water works comments that on-site fire protection will be required. Wastewater comments that sewer service is available in the right-of-way of Buff Ln., Wendy Ln., and Hinson Rd. The developer will be responsible for bringing service from the existing main to the property. Arkansas Power and Light Co. will require a 15 foot easement around the entire perimeter of the site, and a 10 foot easement along the alignment of the relocated underground electric service. Arkansas Louisiana Gas Co. did not respond. Southwestern Bell Telephone Co. did not respond. The Fire Department commented that the site plan appears to meet the Fire Department's regulations on entry/exit access, interior driveway width, and proper number and spacing of fire hydrants. The Neighborhoods and Planning Site Plan Review Specialist commented that the areas set aside for buffers and landscaping are in keeping with Ordinance standards. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The applicant has requested a waiver from the requirement to construct sidewalks along Hinson Rd., Buff Ln., Wendy Ln., and Valley Club Circle. Such a waiver will require Board of Directors approval. 3 September 19, 1995 SUBDIVISION ITEM N 1 n FILE NO.: Z- 472-D Ordinance No. 16,751 which rezoned the property to 0-3 required that the bulk and area requirements of the 0-2 zoning district be observed in the site development. Sec. 36-280 requires, in 0-2 zoning districts, that the front, side, and rear yard setbacks are to be not less than 25 feet. E. ANALYSIS• The site plan conforms to the 0-2 zoning district requirements for bulk and area, and to the requirements for site plan submittals. The applicant proposes to meet all requirements of the rezoning ordinance regarding building height and uses. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan. The Public Works staff recommends denial of the waiver of the sidewalk improvements on the boundary streets. SUBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995) Mr. John Kincaid, with Cypress Properties, and Mr. Robert Brown, with Development Consultants, were present. Staff reviewed with the Committee members the scope of the proposed project, and reviewed with Mr. Brown the comments contained in the discussion outline. The Public Works staff representative, David Scherer, with the Civil Engineering staff, discussed the Public Works comments, specifically mentioning the design requirements for widening Rodney Parham Rd. to provide additional lanes, the need to widen the entrance drive off Hinson Rd. and to modify some of the interior traffic lane widths and flow patterns, and the need for sidewalks along all boundaries of the site. Mr. Brown responded that he would meet with Bill Henry, the Traffic Engineer, and would resolve the traffic concerns. He indicated, however, that the waivers for sidewalks which were being requested would be pursued. The Committee forwarded the site plan to the full Commission for the public hearing. PLANNING COMMIS ION ACTION: (SEPTEMBER 19, 1995) Mr. Robert Brown, with Development Consultants, Inc., was present. Staff reported that all issues regarding the site plan were resolved; that the only issue involved the requested waivers of 4 September 19,'1995 S PiY-1 —1QN ITEM Na.: 15a. (Cont.) FILE No.: Z- 472-D street improvements along Hinson Rd. and Wendy Ln., Buff Ln., and valley Club Circle. Mr. Brown explained that, since a sidewalk on Hinson Rd. would terminate at the west property line of the site and there is no sidewalk on the remainder of the north side of Hinson Rd., both because it did not make sense to build the short section of the sidewalk, and because it would encourage pedestrians to walk to an unsignalized intersection to cross to the sidewalk on the south side in lieu of crossing Hinson Rd. at the signalized intersection at Rodney Parham Rd., a waiver was requested. He said that, as far as the sidewalks on Wendy Ln., Buff Ln., and Valley Club Circle are concerned, nowhere else. in Pleasant Valley are sidewalks constructed; that no access is being taken to these streets from the project; and, that landscaping can be enhanced along these boundary streets if the sidewalks are omitted. No one was present to speak in opposition to the site plan; however, it was noted that Ms. Mary Zemann, of #10 Valley Club Circle, had completed an attendance card, indicating opposition to the request, but was not present at the time the item was heard. A motion was made and seconded to approve the site plan, but to make no recommendation on the boundary street sidewalk waiver request, leaving a discussion of this issue to the Board of Directors. The motion carried and the site plan was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 6i