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HomeMy WebLinkAboutZ-6051-I Staff AnalysisFILE NO.: Z-6051-1 NAME: Arkansas Systems Tract 4 Short -form POD LOCATION: Located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway DEVELOPER: Arkansas Systems Land Company, LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 FNGINFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.11 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF 0-2, Office and Institutional District Office and Institutional Uses '•t 66.7 % Office, 33.3 % Retail VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100 -year FILE NO.: Z-6051-1 (Cont. floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to allow storm events above the 100 year to pass without endangering the building and dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. A. PROPOSAL: The applicant is proposing the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three story mixed use building on the lots through a Planned Office Development. The office building is proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of retail space, contained on the first floor, and 40,500 square feet of office space. A total of 213 parking spaces are proposed to serve the building. Lot 4B is proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking will be provided between the two (2) lots. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. The area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently under review for a shopping center. To the west of the site is vacant property currently under review for a Planned Commercial Development for the placement of a branch bank facility and a restaurant. C_ NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Parkway Place Property Owners Association, the St. Charles Community Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway and the 36 feet commercial street on the east for the length of the property. 4 FILE NO.: Z-6051-1 (Cont. 3. The driveway on the commercial street to the east must be constructed at least 75 feet from new the right-of-way line. 4. Design plans for piping system must be submitted to staff for approval prior to beginning work and inspected by staff during installation. The piping must be placed within a drainage easement. 5. Revise plan with an area map showing floodway and floodplain delineations as shown on the City of Little Rock FIRM and Pulaski County Floodway Map and FIRM. Provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following review of the revised plan, staff will determine if a Letter of Map Revision approval is appropriate prior to being presented to the Planning Commission. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers. Provide letter of approval from the Corps of Engineers prior to presentation to the Planning Commission. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energ : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the 3 FILE NO.: Z-6051-1 hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required to service Lot 4B. 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. A 5 -foot wide easement is needed at the northwest corner of Lot 4A along the 57.71 foot long segment of lot line. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial District for a bank and office building with up to one-third commercial use. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. Master Street Plan: Chenal Parkway is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. Arkansas System Drive is shown as a Collector on the plan. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. Bic cie Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Pfan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 4 FILE NO.: Z -6051-I Cont. Landscape: 1. The schematic plan submitted is not detailed enough for a full review of the cities minimal landscaping and buffer requirements. Submittal of all future plans must comply with the City of Little Rock's minimal zoning buffer and landscaping requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the total building coverage, the proposed dumpster locations, any limits to be placed on the hours of service of the dumpsters and details of the proposed signage. Public Works comments were addressed. Staff stated the driveway on the commercial street to the east must be constructed at a minimum of 75 -feet for the new right-of-way line. Staff also stated design plans for the piping system must be submitted to staff for approval prior to beginning work and inspected by staff during installation. Staff stated a letter of Map Revision was necessary and approval from the US Army Corps of Engineers also was necessary prior to approval by the Planning Commission. Staff stated since the site was not previously mapped there was no way of determining if this area was located in a regulated floodway. Landscaping comments were addressed. Staff stated the schematic plan submitted did not allow enough detail to determine compliance with the minimum landscaping and buffer requirements. Staff stated all future plans must comply with the City's minimum ordinance standards with regard to landscaping and buffering. 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 some of the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised site plan indicates the total building coverage, the proposed dumpster locations, the limits placed on the hours of service of the dumpsters and details of the proposed signage. The total area designated for landscape is one (1) acre of this 5.11 acre site. The total building 5 FILE NO.: Z-6051-1 (Cont. coverage proposed is 22,850 square feet. The dumpster services hours will be limited to 7:00 am to 7:00 pm daily. The site plan includes the creation of a two lot plat and the placement of two buildings on the site, one on each lot. Cross access and parking will be provided between the two (2) lots. The total lot area of Lot 4A is 4.0 acres. The building on Lot 4A is proposed with a maximum building footprint of 22,250 square feet or a total of 12 percent building coverage. The total lot area of Lot 4B is 1.1 acres. The building on Lot 4B is proposed with a total building footprint of 2,600 square feet or a total building coverage of 6 percent. The site plan indicates the building on Lot 4A will be a three story office building containing a total of 60,750 square feet. A total of 213 parking spaces are proposed to serve this building. The building is proposed as a mixed use type development with retail uses located on the first floor (20,250 square feet) and the remainder of the building being utilized for 0- 2 type uses. Based on the typically minimum parking required for an office/commercial use, a total of 168 parking spaces would typically be required. A branch bank facility is proposed for Lot 4B with a total of 47 parking spaces. The bank facility is proposed with a total of 2,600 square feet of gross floor area. Based on parking ratios for an office development, six (6) parking spaces would typically be required. The proposed uses for the 60,750 square foot office/retail building are as follows: the ground floor is proposed with the permitted uses of the 0-2 zoning district, the listed Accessory and Conditional Uses of the 0-2 zoning district, with on limit placed on the Accessory and Conditional uses and the permitted uses listed in the C-1, Neighborhood Commercial District. The second and third floors are proposed with the permitted uses of the 0-2 zoning district only. The proposed commercial uses are intended to serve the needs of the office building and the nearby office uses. Signage has been indicated for each of the proposed lots. A single sign has been located in the front yard area consistent with signage allowed per the Chenal Overlay District or a maximum of eight feet in height and one hundred square feet in area. Staff is supportive of the development concept for the site but has one primary concern. This site was located outside the City limits when the floodway and floodplain for this area was mapped. According to the applicant a Letter of Map Revision is not being requested therefore a Letter of Map Revision is not necessary to allow the approval of the 0 FILE NO.: Z-6051-1 (Cont. proposed site plan. Staff has concerns with the allowance of this application to proceed without proper documentation and study to determine if a Letter of Map Revision is required prior to construction. The revised site plan indicates the floodway and floodplain delineations as shown on the City of Little Rock FIRM and Pulaski County Floodway Map and FIRM as requested by staff. There is a mapped floodway located along the southwestern portion of this site near the southern driveway entrance and a mapped floodway located to the northeast of this property. Staff feels if this site were mapped the floodplain and floodway would extend through the site. Typically the Commission has not heard application requests prior to receiving all necessary approvals by the various Federal agencies related to floodway issues. Staff recommends prior to the application proceeding, the applicant provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following a formal review of the provided information, staff will determine if a Letter of Map Revision approval is required prior to the item being acted upon by the Planning Commission. Staff concerns are if the site plan is approved the developers may not be able to construct the proposed development as approved due to potential modifications required by the various Federal Agencies during their review process. STAFF RECOMMENDATIONS: Staff recommends prior to the application proceeding, the applicant provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following a formal review of the provided information, staff will determine if a Letter of Map Revision approval is required prior to the item being acted upon by the Planning Commission PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant was requesting a deferral of the item to the July 6, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 FILE NO.: Z -6051-I Cont. PLANNING COMMISSION ACTION: (JULY 6, 2006) The applicant was present. There were no registered objectors present. Staff presented the item indicating they were now supportive of the applicant's request. Staff stated the previous recommendation stated staff was not supportive of the request due to concerns related to the floodway. Staff stated Tributary A to Rock Creek had been studied across Lot 4, but had not been mapped. Staff stated prior to construction, the developer shall prepare and submit to the City a Conditional Letter of Map Revision for review. Staff stated the City may require the Developer to submit this CLOMR to FEMA for their approval prior to extension of the existing box culvert and information to the USCOE pertaining to 404 Permit issuance; and upon completion of construction, a final Letter of Map Revision shall be prepared by the developer and submitted to FEMA for approval. Staff also presented a recommendation of compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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 9 ayes, 0 noes, and 2 absent. I::3 ITEM NO.: 20.1. NAME: Arkansas Systems Tract 4 Short -form PIDD Z-6051-1 LOCATION: located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway 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 June 7, 2006. The Office of Planning and Development must receive the proof of notice no later than June 16, 2006. 2. A minimum of 10% of the total site area must be designated as landscaped open space. Provide the total landscaped open space for the proposed site. This is a requirement of the PUD Zoning Ordinance standard. 3. All site lighting must be low level and direction, directed into the site. 4. The site plan does not indicated a dumpster location for the proposed lots. Will all the lots have a dumpster location? If so locate on the site plan and provide a note concerning the required screening. 5. Provide the location of any proposed signage including the details, height/area, on the proposed site plan. The Chenal DOD allows a maximum of 8 -feet in height and 100 square feet in area. 6. Provide details of any proposed building signage on the proposed site plan. 7. Provide details of any proposed fencing. 8. The site plan is "busy" remove some of the underlying utilities or easements to more clearly indicated the proposed building, the parking area and landscaped areas. Variance/Waivers: Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway and the 36 feet commercial street on the east for the length of the property. 3. The driveway on the commercial street to the east must be constructed at least 75 feet from new the right-of-way line. 4. Design plans for piping system must be submitted to staff for approval prior to beginning work and inspected by staff during installation. The piping must be placed within a drainage easement. Item # 20.1 5. Revise plan with an area map showing floodway and floodplain delineations as shown on the City of Little Rock FIRM and Pulaski County Floodway Map and FIRM. Provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following review of the revised plan, staff will determine if a Letter of Map Revision approval is appropriate prior to being presented to the Planning Commission. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers. Provide letter of approval from the Corps of Engineers prior to presentation to the Planning Commission. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). A water main extension will be required to service Lot 4B. 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. A 5 -foot wide easement is needed at the northwest corner of Lot 4A along the 57.71 foot long segment of lot line. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Item # 20.1 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: The schematic plan submitted is not detailed enough for a full review of the cities minimal landscaping and buffer requirements. Submittal of all future plans must comply with the City of Little Rock's minimal zoning buffer and landscaping requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 7, 2006. Item # 20.1