HomeMy WebLinkAboutZ-6051-F Staff AnalysisMay 11, 2000
ITEM NO.: 18
FILE NO.: Z -6051-F
NAME: Arkansas System (Lot 1) - Zoning Site Plan Review
LOCATION: East side of Chenal Parkway, north of System Drive
DEVELOPER: ENGINEER:
Flake, Kelley and Co.
425 W. Capitol, Ste. 300
Little Rock, AR 72203
AREA: 8.6 acres
ZONING: 0-2
White-Daters and Associates
401 S. Victory Street
Little Rock, AR 72201
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Office
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Lot 1, Arkansas System is zoned 0-2, which is one of the City's
Zoning Site Plan Review districts. Any development within this
zoning district requires site plan review and approval by the
Planning Commission.
A. PROPOSAL/REQUEST:
The applicant is proposing a two-phase development of Lot
1, Arkansas Systems. Phase I of the project will consist
of construction of 522 parking spaces and associated
landscaping. This parking will be used by the tenants in
the original Arksys building on Lot 2 to the east. Phase 2
will be the construction of a four (4) story, 100,000
square foot office building. Construction of the building
will require modification to portions of the parking area
and result in a net loss of 22 of the 522 parking spaces.
The proposed building, parking areas, access drives and
landscape/buffer areas are noted on the attached site plan.
May 11, 2000
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z -6051-F
See the attached letter (dated April 10, 2000) from Hank
Kelley for a detailed explanation of how the proposed
phased development will be implemented.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded, and slopes
generally downward from the north.
The existing Arkansas System development is located to the
east and south. There is an existing PCD to the north (The
Village at Rahling Road). There is undeveloped property to
the west across Chenal Parkway, with the GMAC office
development to the southwest.
C. NEIGHBORHOOD COMMENTS:
There was no established neighborhood association to
notify. As of this writing, staff has received no comment
from the surrounding property owners.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 -foot sidewalks with planned
development.
2. Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6. Stormwater detention ordinance applies to this property.
7. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
8. Open access to Chenal Parkway with Phase I construction.
9. Close-medi.an on Arkansas System Drive as agreed on
previous submittals.
10. A Sketch Grading and Drainage Plan per Sec. 29-186(e)
will -be required with a building permit.
11. A Grading Permit per Secs. 29-186(c) and (d) will be
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May 11, 2000
SUBDIVISION
ITEM NO.: 18 (Cont.)
FILE NO.: Z -6051-F
required with a building permit.
12. Contact the ADEQ for approval prior to start of work.
13. Chenal Parkway has a 1998 average daily traffic count
of 12,000.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: Will deal with right-of-way for power at a later
date.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: An acreage charge of $600 per acre applies in
addition to normal charges for water service.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Affect -Not on a dedicated bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out. However, a
portion of the proposed street buffer along Chenal Parkway
drops to a width of only twenty feet. The full requirement
without transfers is fifty feet.
The City Beautiful recommends preserving as many trees as
feasible on this tree -covered property. Extra credit
toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six inch caliper or larger.
G. ANALYSIS-:
The applicant submitted a revised site plan to staff on
April 2.6, 2000. The revised plan addresses the issues as
raised by staff and the Subdivision Committee. The revised
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May 11, 2000
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO:: Z -6051-F
plan notes the building height, shows a ground -mounted sign
location and shows the access drive to Chenal Parkway as
part of the Phase I (as -recommended by Public Works).
The revised plan notes the building height at approximately
65 feet. The 0-2 zoning district allows a building height
of 45 feet, which can be increased to 120 feet with
additional building setbacks. There is more than enough
building setback to accommodate the 65 foot building
height. The proposed building setbacks greatly exceed the
minimum setbacks as required by ordinance. A 25 foot
setback is required from all property lines. The building
is set back well over 100 feet from all property lines.
A ground -mounted sign is shown on the attached site plan
along the north side of the access drive to Chenal Parkway.
The applicant has noted that the sign will conform to the
City's ordinance requirements for the Chenal/Financial
Center Design Overlay District (maximum height - 8 feet,
maxim 100 square feet). The sign must be monument -type.
As noted in paragraph A. of this report, the applicant is
proposing 522 parking spaces with Phase I, which will be
reduced to 500 with the building construction in Phase II.
The City's Zoning Ordinance requires 211 parking spaces for
a 1001000 square foot office building. The applicant has
submitted written jurisdiction for the amount of proposed
parking (see attached letter dated April 10, 2000 from Hank
Kelley). Staff supports the parking plan as proposed.
Otherwise, there should be no outstanding issues associated
with the site plan. The proposed office development should
have no adverse effect on the general area. The site is
located within the Chenal/Financial Center Design Overlay
District and must conform to the district's requirements
for signage, lighting and utilities.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan subject
to the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. Any site lighting should be directed away from adjacent
property according to the Chenal/Financial Center DOD.
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May 11, 2000
SUBDIVISION
ITEM NO.: 18 (Cont.
FILE NO.: Z -6051-F
3. Utilities must conform to the Chenal/Financial Center
DOD. No overhead utilities within 100 feet of Chenal
Parkway right-of-way or in front of the rear building
line.
4. Signage must also conform to the Chenal/Financial DOD.
The ground -mounted sign must be monument -type with a
maximum height of 8 feet and a maximum area of 100 square
feet.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 20, 2000)
Tim Daters was present, representing the application. Staff
briefly described the site plan.
The justification for the amount of proposed parking was
discussed at length. Mr. Daters provided an explanation, and
stated that additional information would be provided.
The Public Works requirements were discussed. It was noted that
the access drive to Chenal Parkway should be constructed with
Phase I. This issue was briefly discussed.
After the discussion, the Committee forwarded the site plan to
the full Commission for final action.
PLANNING COMMISSION ACTION:
(MAY 11, 2000)
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 Chairperson 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 8 ayes, 0 nays, 2 absent and 1 open position.
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