HomeMy WebLinkAboutZ-6428 Staff AnalysisFebruary 5, 1998
ITEM NO.: 9 FILE NO.: Z-6428
NAME: Gibralter Heights - Short -Form PD -O
LOCATION:
DEVELOPER:
ENGINEER:
Dr. Robert Rice Pat McGetrick
10801 Executive Ctr. Dr. McGetrick Engineering
Little Rock, AR 72211 11225 Huron Lane
Little Rock, AR 72211
AREA: 5.70 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single -Family Residential
PROPOSED USE: Office
VARIANCES/WAIVERS REQUESTED:
1. Deferral of detention pond construction until Phase II.
2. Waiver to allow a private drive to connect two public
streets.
BACKGROUND:
The Planning Commission reviewed a proposed change in the City's
future Land Use Plan for this site on December 18, 1997. A
change from single-family to Suburban Office was denied by a vote
of 1 for, 9 against and 1 absent.
A. PROPOSAL:
The applicant is proposing to rezone the 5.70 acres site to
PD -O. The applicant proposes to construct a two-story,
10,000 square foot office building and associated parking
lot as Phase I (3.55 acres). Phase II will include two
office buildings (two-story and 10,000 square feet each) and
associated parking areas on 2.15 acres.
The first phase will be constructed within one year with the
second phase being constructed within the next three years.
February 5, 1998
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: Z-6428
The proposed uses are general offices and medical offices.
Lighting of the site will be low-level and directed away
from residential properties. The hours of operation will be
from 8:00 a.m. - 5:00 p.m. Monday - Friday.
The applicant proposes to file a right-of-way abandonment
application for Sequin Street, Trumpler Street and the
internal alleys if the rezoning is approved.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. Part of the
north half of the property is low, sloping downward to the
south. This will require construction of a retaining wall
with Phase I.
yP'. NEIGHBORHOOD COMMENTS:
The proposed Land Use Plan change received a great deal of
opposition from the neighborhood. The Parkway Place
Neighborhood Association was notified of this public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to 30 feet from centerline of
Gamble Road, Arthur Street and Atkins Street is
required.
2. Dedication of right-of-way and half street improvements
will be required for Sequin Avenue unless a closure is
requested through Public Works.
3. The private drive between Atkins Street and Gamble Road
violates City Ordinance, a private drive is not allowed
to connect two public streets. This will require a
waiver.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Stormwater detention ordinance applies to this property.
7. Grading permit will be required on this new development,
if it disturbs more than one acre.
8. It is suggested the drive between Atkins Street and
Gamble Road be named. Addresses could then be assigned
off that street name.
9. Obtain barricade and street cut permit for any work done
in right-of-way prior to construction.
10. Prepare letter for street lights as required by Sec.
31-403.
E
February 5, 1998
SUBDIVISION
NO.: 9 (Cont.
FILE NO.: Z-6428
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property. No pump stations will be accepted.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: An acreage charge of $300 per applies in addition
to normal connection charges. On site fire protection
may be required.
Fire Department: Gates should be at least 15 feet wide.
County Planning: No Comment - inside city limits.
LATA: NO AFFECT. The proposed site is not in CATA's
service area, although it is close to #5 Route. This could
be a potential service point in the near future, so it would
be best to encourage multiple land uses there without a lot
of physical barriers that inhibit pedestrian access and
transit stops between destinations.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Ellis Mountain District and shown on the
Plan for Single Family. The requested area is surrounded by
Single Family use (planned and zoned). There are vacant and
undeveloped areas to the north and south shown on the Plan
for Office or Transition use. A change to Suburban Office
was denied on December 18, 1997 with the Planning Commission
voting 1 for, 9 against, 1 absent. The request is not in
conformance with the Plan.
Landscane Issues:
Areas set aside for street buffers meet with ordinance
requirements.
Six percent of the interior of the proposed parking lots for
buildings #1 and #3 must be landscaped with interior
islands.
If dumpsters are to be used, they must be shown on the site
plan and screened on three sides with an 8 foot high screen.
Curb and gutter or another approved border will be required
to protect all landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
3
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan on January 22,
1998. The revised plan addresses many of the outstanding
issues as discussed by the Subdivision Committee. Issues
left unresolved include:
1. Signage plan
2. Angle of entry drives from Gamble Road and Atkins
Street.
The applicant has agreed to construct improvements to Arthur
Street, Atkins Street, and Gamble Road.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed rezoning to PD -O, as
the proposed zoning is not in conformance with the City's
future Land Use Plan.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
Staff informed Mr. McGetrick that a survey was needed for the
file.
Mr. McGetrick indicated that a waiver would be requested to allow
the private drive to connect two public streets. He also stated
that an abandonment request would be filed for Sequin Avenue at a
later date.
Staff informed Mr. McGetrick of additional information needed.
This included hours of operation, parking lot lighting and
signage plan.
The Committee accepted the presentation and forwarded the item to
the full Commission for resolution.
4
February 5, 1998
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6428
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Pat McGetrick, Randy Frazier and Ralph Boozman were present,
representing the application. Staff gave a brief description and
a recommendation on the item. Staff also noted that a large
amount of neighborhood opposition had been voiced. There were
several objectors present.
Randy Frazier addressed the Commission in support of the project.
Mr. Frazier along with Pat McGetrick, project engineer, and Ralph
Boozman, project architect, gave a very detailed description of
the proposed development.
Chris Rule addressed the Commission in opposition to the proposed
rezoning. Mr. Rule stated that he would like for the residential
,character of this area to be maintained.
Shirley McFarlin also spoke in opposition to the proposed
development. She stated that she is in the process of building a
house just south of this proposed site.
Ruth Bell, League of Women Voters, also addressed the Commission
in opposition to the proposed development. She stated that the
office development would not be appropriate for the area.
There was a brief discussion regarding the other uses in the
general area and the property ownership to the south.
Commissioner Adcock asked traffic related questions of Public
Works.
David Scherer, of Public Works, stated that a traffic projection
had not been done based on the proposed use. He stated that the
applicant had proposed to do street improvements.
There was a brief discussion regarding the process by which the
property would gain sewer service.
There was additional discussion regarding the traffic concerns
for the area.
Mr. McGetrick and Mr. Boozman gave a description of the proposed
uses and number of employees.
After a brief additional discussion, a motion was made to approve
the application. The motion failed by a vote of 2 ayes, 8 noes
and 1 abstention (Muse). The application was denied.
W
FILE NO.• Z-6428
NAME: Gibralter Heights - Short -Form PD -O
LOCATION•
DEVELOPER•
ENGINEER•
Dr. Robert Rice Pat McGetrick
10801 Executive Ctr. Dr. McGetrick Engineering
Little Rock, AR 72211 11225 Huron Lane
Little Rock, AR 72211
AREA: 5.70 Acres
NUMBER OF LOTS:
1 FT.
NEW STREET: 0
ZONING: R-2
ALLOWED USES:
Single -Family
Residential
PROPOSED USE: Office
VARIANCES WAIVERS REQUESTED:
1. Deferral of detention pond construction until Phase II.
2. Waiver to allow a private drive to connect two public
streets.
BACKGROUND•
The Planning Commission reviewed a proposed change in the City's
future Land Use Plan for this site on December 18, 1997. A
change from single-family to Suburban Office was denied by a vote
of 1 for, 9 against and 1 absent.
A. PROPOSAL•
The applicant is proposing to rezone the 5.70 acres site to
PD -O. The applicant proposes to construct a two-story,
10,000 square foot office building and associated parking
lot as Phase I (3.55 acres). Phase II will include two
office buildings (two-story and 10,000 square feet each) and
associated parking areas on 2.15 acres.
The first phase will be constructed within one year with the
second phase being constructed within the next three years.
The proposed uses are general offices and medical offices.
Lighting of the site will be low-level and directed away
LE NO.: Z-6428
from residential properties. The hours of operation will be
from 8:00 a.m. - 5:00 P.M. Monday - Friday.
The applicant proposes to file a right-of-way abandonment
application for Sequin Street, Trumpler Street and the
internal alleys if the rezoning is approved.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. Part of the
north half of the property is low, sloping downward to the
south. This will require construction of a retaining wall
with Phase I.
C. NEIGHBORHOOD COMMENTS:
The proposed Land Use Plan change received a great deal of
opposition from the neighborhood. The Parkway Place
Neighborhood Association was notified of this public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to 30 feet from centerline of
Gamble Road, Arthur Street and Atkins Street is
required.
2. Dedication of right-of-way and half street improvements
will be required for Sequin Avenue unless a closure is
requested through Public works.
3. The private drive between Atkins Street and Gamble Road
violates City Ordinance, a private drive is not allowed
to connect two public streets. This will require a
waiver.
4. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks.
5. All driveways shall be concrete aprons per City
Ordinance.
6: Stormwater detention ordinance applies to this property.
7. Grading permit will be required on this new development,
if it disturbs more than one acre.
8. It is suggested the drive between Atkins Street and
Gamble Road be named. Addresses could then be assigned
off that street name.
9. Obtain barricade and street cut permit for any work done
in right-of-way prior to construction.
10. Prepare letter for street lights as required by Sec.
31-403.
0►
E.
F.
NO.: z-6428
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property. No pump stations will be accepted.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: An acreage charge of $300 per applies in addition
to normal connection charges. On site fire protection
may be required.
Fire De artment• Gates should be at least 15 feet wide.
p
County Planning: No Comment - inside city limits.
LATA: NO AFFECT. The proposed site is not in CATA's
service area, although it is close to #5 Route. This could
be a potential service point in the near future, so it would
be best to encourage multiple land uses there without a lot
of physical barriers that inhibit pedestrian access and
transit stops between destinations.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Ellis Mountain District and shown on the
Plan for Single Family. The requested area is surrounded by
Single Family use (planned and zoned). There are vacant and
undeveloped areas to the north and south shown on the Plan
for Office or Transition use. A change to Suburban Office
was denied on December 18, 1997 with the Planning Commission
voting 1 for, 9 against, 1 absent. The request is not in
conformance with the Plan.
Landsca e Issues:
Areas set aside for street buffers meet with ordinance
requirements.
Six percent of the interior of the proposed parking lots for
buildings #1 and #3 must be landscaped with interior
islands.
If dumpsters are to be used, they must be shown on the site
plan and screened on three sides with an 8 foot high screen.
Curb and gutter or another approved border will be required
to protect all landscaped areas from vehicular traffic.
Prior to a building permit being issued, three copies of a
detailed landscape plan must be submitted to and approved by
Bob Brown, Plans Review Specialist. He may be reached at
371-4864.
3
FILE NO.: Z-642
G. ANALYSIS•
The applicant submitted a revised site plan on January 22,
1998. The revised plan addresses many of the outstanding
issues as discussed by the Subdivision Committee. Issues
left unresolved include:
1. Signage plan
2. Angle of entry drives from Gamble Road and Atkins
Street.
The applicant has agreed to construct improvements to Arthur
Street, Atkins Street, and Gamble Road.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed rezoning to PD -O, as
the proposed zoning is not in conformance with the City's
future Land Use Plan.
SUBDIVISION COMMITTEE COMMENT:
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposal.
Staff informed Mr. McGetrick that a survey was needed for the
file.
Mr. McGetrick indicated that a waiver would be requested to allow
the private drive to connect two public streets. He also stated
that an abandonment request would be filed for Sequin Avenue at a
later date.
Staff informed Mr. McGetrick of additional information needed.
This included hours of operation, parking lot lighting and
signage plan.
The Committee accepted the presentation and forwarded the item to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Pat McGetrick, Randy Frazier and Ralph Bozman were present,
representing the application. Staff gave a brief description and
a recommendation on the item. Staff also noted that a large
amount of neighborhood opposition had been voiced. There were
several objectors present.
4
FILE NO.: Z-6428
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Pat McGetrick, Randy Frazier and Ralph Bozman were present,
representing the application. Staff gave a brief description and
a recommendation on the item. Staff also noted that a large
amount of neighborhood opposition had been voiced. There were
several objectors present.
Randy Frazier addressed the Commission in support of the project.
Mr. Frazier along with Pat McGetrick, project engineer, and Ralph
Bozman, project architect, gave a very detailed description of
the proposed development.
Chris Rule addressed the Commission in opposition to the proposed
rezoning. Mr. Rule stated that he would like for the residential
character of this area to be maintained.
Shirley McFarlin also spoke in opposition to the proposed
,development. She stated that she is in the process of building a
house just south of this proposed site.
Ruth Bell, League of Women Voters, also addressed the Commission
in opposition to the proposed development. She stated that the
office development would not be appropriate for the area.
There was a brief discussion regarding the other uses in the
general area and the property ownership to the south.
Commissioner Adcock asked traffic related questions of Public
Works.
David Scherer, of Public Works, stated that a traffic projection
had not been done based on the proposed use. He stated that the
applicant had proposed to do street improvements.
There was a brief discussion regarding the process by which the
property would gain sewer service.
There was additional discussion regarding the traffic concerns
for the area.
Mr. McGetrick and Mr. Bozman gave a description of the proposed
uses and number of employees.
After a brief additional discussion, a motion was made to approve
the application. The motion failed by a vote of 2 ayes, 8 noes
and 1 abstention (Muse). The application was denied.
5