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HomeMy WebLinkAboutZ-6051-E Staff AnalysisApril 15, 1999 ITEM NO.: 10 FILE NO.: Z -6051-E NAME: Arkansas Systems (Lot 3) - Zoning Site Plan Review LOCATION: North side of Systems Drive, at Kirk Road DEVELOPER: Chenal Technology, LLC. 425 West Capitol, Ste. 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 401 Victory Street Little Rock, AR 72201 AREA: 16.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-2 ALLOWED USES: Office PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. C. PROPOSAL/REQUEST: The applicant proposes to construct a 150,000 square foot office building on the 16.34 acre site, Lot 3, Arkansas Systems. The building will be five (5) stories and approximately 70 feet in height. The building will be located near the center of the site, just east of an existing small lake. The applicant proposes to access the property at a single point from Systems Drive. A future access is planned near the northwest corner of the property through Lot 2, Arkansas Systems, which is immediately west. The applicant is proposing a total of 610 parking spaces for the site. The parking area will be located on the east side of the proposed building, within the eastern one-half of the property. The parking ratio proposed is approximately one space per 245 square feet of building space. April 15, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6051-E The applicant notes that all site lighting will be low- level and directed away from adjacent property. It is also noted that signage will conform to the ordinance requirements for office zoning. The applicant also proposes to preserve many of the existing mature trees on this site and utilize them within proposed areas of landscaping. B. EXISTING CONDITIONS: The site contains a vacant single-family residence and several accessory buildings. The property slopes downward from Kirk Road to a small existing lake. There are a number of mature trees on the site. There is an office building on Lot 2, Arkansas Systems immediately west, with the remainder of the Arkansas Systems office development to the south. There are two single-family residences and a large amount of pasture land to the east across Kirk Road and vacant, wooded property to the north. C. STAFF RECOMMENDATIONS: As of this writing, staff has received no comments from the neighborhood. There was no established neighborhood association to notify of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramp brought up to the current ADA Standards. 2. All driveways shall be concrete aprons per City Ordinance. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Show floodway and floodplain boundaries on plans. 5. No structure shall be closer than 25 feet from boundary. 6. Dedicate right-of-way for Kirk Road extension. Dedication shall be 30 feet from centerline. Construct half -street improvements. 7. Future connection, as shown on plan at northeast corner of Lot 2, does not conform with preliminary plat. Revise layout of planned development for northern portion of Lot 2 so that parking aisle is not collinear with future connection. 8. Minimum finished floor elevation of 329.00 feet shall be 2 April 15, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6051-E shown on plans. Elevation certificate must be completed and submitted to Public Works Department for each structure prior to Certificate of Occupancy. 9. Letter of Map Revision for as -built improvements to dam outlet, dam structure, and upstream pipe required prior to building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Service available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $600 per acre applies in addition to normal charges. Water line easements may be required. Fire Department: No Comment. County Planning: No Comment received. CATA: Approved as submitted. Area not currently served. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. The City Beautiful Commission recommends preserving as many trees as feasible on this site. Extra credit toward fulfilling landscape and zoning buffer ordinance requirements can be given when preserving trees of six inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. 3 April 15, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) G. ANALYSIS: FILE NO.: Z -6051-E The applicant submitted a revised site plan to staff on April 1, 1999. The revised plan addresses the issues and questions as raised by the Subdivision Committee. The applicant also submitted a revised preliminary plat for the site which shows the revised location of the future street connection at the northwest corner of Lot 3, Arkansas Systems as required by Public Works. The ordinance requires a minimum of 311 parking spaces for this proposed office building. The applicant is proposing a total of 610 parking spaces for the site. The applicant submitted a letter to staff noting that 610 total parking spaces are proposed based on the number of employees which will be located in this building and also based on the property owner's prior experience with office developments. The applicant also notes that the use of computer workstations with this office development will greatly reduce the amount of floor area typically required for each office employee. The proposed building exceeds all minimum setbacks as required by the City's Zoning drdinance for 0-2 zoned property. The proposed building height also conforms to ordinance standards. To staff's knowledge, there are no outstanding site design issues left to be resolved. The applicant is requesting no variances or waivers with this application. This proposed office development should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the City's Landscape and Buffer Ordinances 3.Any site lighting must be low-level and directed away from adjacent property. 4. Lot 3, Arkansas Systems must be final platted prior to a building permit being issued. 4 April 15, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6051-E SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Tim Daters and Hank Kelley were present, representing the application. Staff gave a brief description of the proposed site plan. The number of proposed parking spaces was briefly discussed. Mr. Daters noted that this office use would have more employees per square footage than the typical office use. Mr. Daters noted that a letter of justification would be submitted. Mr. Daters also noted that the parking areas would be terraced, thereby breaking up the area of parking and not have the appearance of a "sea" of asphalt. The Public Works requirements were briefly discussed. The dedication of right-of-way for the Kirk Road extension was discussed. The applicant also noted that he would work with Public Works regarding the proposed future drive connection to the property west of this site. Mr. Daters noted that many of the trees on this site would be preserved and utilized within proposed landscape areas. After the discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 15, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5