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HomeMy WebLinkAboutZ-6478 Staff Analysisr' April 30, 1998 f ITEM NO.: 15 FILE NO.: Z-6479 NAME: Highland Office Complex -- Short -Form POD LOCATION: End of Embassy Drive; south of Chenal Parkway and north of Kanis Road DEVELOPER: ENGINEER: Boen Family LLC McGetrick Engineering P. O. Box 22407 11225 Huron Lane Little Rock, AR 72221 Little Rock, AR 72211 AREA: 3.70 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 650 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: 0-3 permitted uses and C-3 permitted uses VARIANCES/WAIVERS REQUESTED: None The applicant has submitted a preliminary plat, subdividing the 3.70 acres into two (2) lots with 650 linear feet of new street (see item #5). Lot 1 is 2.46 acres and Lot 2 is 0.61 acre. The applicant proposes to construct Embassy Drive with an alignment approved by Public Works. The new portion of Embassy Drive will align with Centerview Drive on the south side of Kanis Road. The applicant also proposes to abandon the south platted portion of Embassy Drive, with the west 15 feet being incorporated into Lot 2 for the construction of the proposed building. A. PROPOSAWREQUEST: The applicant proposes to rezone the property to POD. The applicant proposes a 51,750 square foot building and 192 parking spaces as Lot 1 and a 6,250 square foot building and 18 parking spaces on Lot 2. The applicant proposes 0-3 permitted uses for Lot 1 and C-3 permitted uses for the much smaller building on Lot 2. This April 30, 1998 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: Z-6479 is an arrangement very similar to the site plan recently approved for the Arkansas Systems development on Chenal Parkway. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. Embassy Suites Hotel and Pinnacle Point Hospital are located to the north with Kanis Road to the south. There is a scattering of single-family residences to the east with a single-family residence and a day care center located to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Birchwood Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline including an additional 10 feet for right turn lane at Embassy Drive. 3. Embassy Drive is listed as a collector on Master Street Plan. Construction to 36 feet width with dual sidewalks required in a 60 feet right-of-way. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 5. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 6. All driveways shall be concrete aprons per City Ordinance. 7. Stormwater detention ordinance applies to this property. 8. Provide access to properties east of portion of right- of-way to be abandoned. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Kanis Road has a 1996 average daily traffic count of 7,900. 2 April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: 2-6479 12. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: A 5 foot easement is requested along the north and west property lines of Lot 1, and the east property line of Lot 2. Water: On site fire protection will be required. Contact Dennis Free at 918-3752 for details. An acreage charge of $150 per acre applies in addition to normal charges for water service. Fire Department: Driveways to the south are too long. Provide turnaround for fire vehicles. Contact Dennis Free at 918-3752 for details. Counter Planning: No Comment. CATA: The site is not on a Central Arkansas Transit bus route. F. ISSUES TECHNICAL DESIGN: Planning Division: The request is in the I-430 District. The Plan recommends office. The request is to concentrate all the allowable commercial in one structure and make the other structure totally Office use. This request is similar to one approved for the "Arksys" development area along Chenal. The request meets the technical requirement as interpreted in the aforementioned case. Landscape Issues: A 3 foot wide landscape strip between public parking areas and the building is required. Some flexibility is allowed with this requirement. The landscape buffer adjacent to residential properties must not drop below a width of 6 feet. �J April 30, 1998 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6479 A 6 foot high opaque screen is required along the eastern and western perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. If building #2 is to have a dumpster, its location must be shown and screened on three sides to a height of 8 feet. Curb and gutter will be required to protect all landscaped areas from vehicular traffic. Existing trees must be left in required buffers adjacent to residential areas. The City Beautiful Commission recommends saving as many existing streets on the site as feasible. Extra credit can be given when saving trees of 6 inch caliper or larger. 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. G. ANALYSIS: On April 17, 1998, the applicant submitted a revised site plan to staff. The site plan addresses most of the issues raised by the Subdivision Committee. The screening fence shown east of Lot 2 should be placed on the centerline of the old platted right-of-way, and the sign locations need to be shown. Typical ordinance requirements for parking would be for 123 spaces. The applicant is proposing 210 parking spaces. There should be no outstanding issues associated with parking as ample parking will exist on the site. The applicant will need to submit a right-of-way abandonment application for the southern portion of Embassy Drive to allow for construction of the building on Lot 2. Public Works has indicated to the applicant that the City can assist in obtaining the additional right-of-way needed for the construction of the northern section of Embassy Drive. Otherwise, there should be no outstanding issues associated with the site plan, and the proposed development should have no adverse effect on the surrounding property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to the following conditions: 4 April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 1. Compliance with the comments noted in paragraphs D, E, F, and G. 2. Any site lighting shall be low-level and directed away from adjacent property. 3. Any signage must conform to office standards (as allowed by ordinance). 4. A right-of-way abandonment application must be submitted for the south portion of the platted right-of-way. 5. The office aspect of the plan (Lot 1) must be developed prior to or in conjunction with the commercial aspect (Lot 2). SUBDIVISION COMMITTEE COMMENT: Pat McGetrick was present, representing the application. Staff gave a brief description of the POD. Staff noted several items which needed to be shown on the site plan. As with Item #5, there was a detailed discussion relating to the right-of-way issue and the site development. Mr. McGetrick stated that a revised site plan for Lot 2 would be done, taking the right-of-way abandonment issue into consideration. After a brief discussion, the Committee forwarded the item to the full Commission for final .action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the preliminary plat and POD, with a recommendation of approval with conditions. Staff noted that the items were placed on the regular agenda in order to discuss the construction of Embassy Drive as shown on the site plan and the abandonment of the southern portion of the old platted right-of- way. Bob Turner, Assistant Director of Public Works, informed the Commission that Public Works has required that the applicant construct Embassy Drive so that it lines up with Centerview Road at its Ranis intersection. He stated that the site plan complies with that requirement. He stated that the problem comes in with the property that the applicant does not control, the property to the east. He stated that the applicant has agreed to build the entire street and that Public Works will work with the applicant in obtaining the necessary right-of-way for road construction. 5 H April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 There was a brief discussion concerning the road construction and the adjacent property to the east. Commissioner Berry asked if there would be a -need for signalization of the Ranis Road - Embassy Drive intersection. Mr. Turner stated that a traffic signal would be installed if the increase in traffic after the road construction warranted the signal. He stated that the traffic generated by the proposed development alone would not be enough to warrant the signal. Pat McGetrick addressed the Commission in support of the zpplication. He described the current platted right-of-way and the proposed construction of the new right-of-way. There was a brief discussion concerning the construction of Embassy Drive. Commissioner Adcock asked about the Public Works comment concerning the coordinating of the traffic signal. Pat McGetrick stated that when the improvements are made to Ranis Road and the construction of Embassy Drive, conduit will be installed for the future traffic signal and the street will not have to be disturbed with the installation of the new signal. There was a brief discussion concerning the future traffic patterns with the construction of Embassy Drive. There was also additional discussion of a future traffic signal, and a possible contribution by the applicant. It was determined that due to the fact that the applicant was constructing the entire street, a contribution for the future traffic signal was not needed. A motion was made to approve the application as recommended by staff. The motion passed with a vote of 10 ayes and 1 nay. 6 April 30, 1998 ITEM NO.: 15 FILE NO.• NAME: Highland Office Complex -- Short -Form POD LOCATION: End of Embassy Drive; south of Chenal Parkway and north of Kanis Road DEVELOPER: ENGINEER: Boen Family LLC McGetrick Engineering P. O. Box 22407 11225 Huron Lane Little Rock, AR 72221 Little Rock, AR 72211 -647 AREA: 3.70 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 650 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: 0-3 permitted uses and C-3 permitted uses VARIANCES/WAIVERS REQUESTED; None BACKGROUND: The applicant has submitted a preliminary plat, subdividing the 3.70 acres into two (2) lots with 650 linear feet of new street (see item #5). Lot 1 is 2.46 acres and Lot 2 is 0.61 acre. The applicant proposes to construct Embassy Drive with an alignment approved by Public Works. The new portion of Embassy Drive will align with Centerview Drive on the south side of Kanis Road. The applicant also proposes to abandon the south platted portion of Embassy Drive, with the west 15 feet being incorporated into Lot 2 for the construction of the proposed building. A. PROPOSAL/RE UEST: The applicant proposes to rezone the property to POD. The applicant proposes a 51,750 square foot building and 192 parking spaces as Lot 1 and a 6,250 square foot building and 18 parking spaces on Lot 2. The applicant proposes 0-3 permitted uses for Lot I and C-3 permitted uses for the much smaller building on Lot 2. This April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 is an arrangement very similar to the site plan recently approved for the Arkansas Systems development on Chenal Parkway. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. Embassy Suites Hotel and Pinnacle Point Hospital are located to the north with Kanis Road to the south. There is a scattering of single-family residences to the east with a single-family residence and a day care center located to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Birchwood Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline including an additional 10 feet for right turn lane at Embassy Drive. 3. Embassy Drive is listed as a collector on Master Street Plan. Construction to 36 feet width with dual sidewalks required in a 60 feet right-of-way. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 5. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 6. All driveways shall be concrete aprons per City Ordinance. 7. Stormwater detention ordinance applies to this property. 8. Provide access to properties east of portion of right- of-way to be abandoned. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Kanis Road has a 1996 average daily traffic count of 7,900. 2 April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 12. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: A 5 foot easement is requested along the north and west property lines of Lot 1, and the east property line of Lot 2. Water: On site fire protection will be required. Contact Dennis Free at 918-3752 for details. An acreage charge of $150 per acre applies in addition to normal charges for water service. Fire Department: Driveways to the south are too long. Provide turnaround for fire vehicles. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. LATA: The site is not on a Central Arkansas Transit bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the I-430 District. The Plan recommends Office. The request is to concentrate all the allowable commercial in one structure and make the other structure totally Office use. This request is similar to one approved for the "Arksys" development area along Chenal. The request meets the technical requirement as interpreted in the aforementioned case. Landscape Issues: A 3 foot wide landscape strip between public parking areas and the building is required. Some flexibility is allowed with this requirement. The landscape buffer adjacent to residential properties must not drop below a width of 6 feet. April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 A 6 foot high opaque screen is required along the eastern and western perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. If building #2 is to have a dumpster, its location must be shown and screened on three sides to a height of 8 feet. Curb and gutter will be required to protect all landscaped areas from vehicular traffic. Existing trees must be left in required buffers adjacent to residential areas. The City Beautiful Commission recommends saving as many existing streets on the site as feasible. Extra credit can be given when saving trees of 6 inch caliper or larger. 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. G. ANALYSIS: On April 17, 1998, the applicant submitted a revised site plan to staff. The site plan addresses most of the issues raised by the Subdivision Committee. The screening fence shown east of Lot 2 should be placed on the centerline of the old platted right-of-way, and the sign locations need to be shown. Typical ordinance requirements for parking would be for 123 spaces. The applicant is proposing 210 parking spaces. There should be no outstanding issues associated with parking as ample parking will exist on the site. The applicant will need to submit a right-of-way abandonment application for the southern portion of Embassy Drive to allow for construction of the building on Lot 2. Public Works has indicated to the applicant that the City can assist in obtaining the additional right-of-way needed for the construction of the northern section of Embassy Drive. Otherwise, there should be no outstanding issues associated with the site plan, and the proposed development should have no adverse effect on the surrounding property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to the following conditions: 4 April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6479 1. Compliance with the comments noted in paragraphs D, E, F, and G. 2. Any site lighting shall be low-level and directed away from adjacent property. 3. Any signage must conform to office standards (as allowed by ordinance). 4. A right-of-way abandonment application must be submitted for the south portion of the platted right-of-way. 5. The office aspect of the plan (Lot 1) must be developed prior to or in conjunction with the commercial aspect (Lot 2). SUBDIVISION COMMITTEE COMMENT: Pat McGetrick was present, representing the application. Staff gave a brief description of the POD. Staff noted several items which needed to be shown on the site plan. As with Item #5, there was a detailed discussion relating to the right-of-way issue and the site development. Mr. McGetrick stated that a revised site plan for Lot 2 would be done, taking the right-of-way abandonment issue into consideration. After a brief discussion, the Committee forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the preliminary plat and POD, with a recommendation of approval with conditions. Staff noted that the items were placed on the regular agenda in order to discuss the construction of Embassy Drive as shown on the site plan and the abandonment of the southern portion of the old platted right-of- way. Bob Turner, Assistant Director of Public Works, informed the Commission that Public works has required that the applicant construct Embassy Drive so that it lines up with Centerview Road at its Kanis intersection. He stated that the site plan complies with that requirement. He stated that the problem comes in with the property that the applicant does not control, the property to the east. He stated that the applicant has agreed to build the entire street and that Public Works will work with the applicant in obtaining the necessary right-of-way for road construction. k, April 30, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-5479 There was a brief discussion concerning the road construction and the adjacent property to the east. Commissioner Berry asked if there would be a need for signalization of the Kanis Road - Embassy Drive intersection. Mr. Turner stated that a traffic signal would be installed if the increase in traffic after the road construction warranted the signal. He stated that the traffic generated by the proposed development alone would not be enough to warrant the signal. Pat McGetrick addressed the Commission in support of the application. He described the current platted right-of-way and the proposed construction of the new right-of-way. There was a brief discussion concerning the construction of Embassy Drive. Commissioner Adcock asked about the Public Works comment concerning the coordinating of the traffic signal. Pat McGetrick stated that when the improvements are made to Kanis Road and the construction of Embassy Drive, conduit will be installed for the future traffic signal and the street will not have to be disturbed with the installation of the new signal. There was a brief discussion concerning the future traffic patterns with the construction of Embassy Drive. There was also additional discussion of a future traffic signal, and a possible contribution by the applicant. It was determined that due to the fact that the applicant was constructing the entire street, a contribution for the future traffic signal was not needed. A motion was made to approve the application as recommended by staff. The motion passed with a vote of 10 ayes and 1 nay. 6 FILE NO.• Z-6479 NAME: Highland Office Complex -- Short -Form POD LOCATION: End of Embassy Drive; south of Chenal Parkway and north of Kanis Road DEVELOPER: ENGINEER: Boen Family LLC McGetrick Engineering P. O. Box 22407 11225 Huron Lane Little Rock, AR 72221 Little Rock, AR 72211 AREA: 3.70 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 650 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: 0-3 permitted uses and C-3 permitted uses VARIANCES WAIVERS REQUESTED: None BACKGROUND• The applicant has submitted a preliminary plat, subdividing the 3.70 acres into two (2) lots with 650 linear feet of new street (see item #5). Lot 1 is 2.46 acres and Lot 2 is 0.61 acre. The applicant proposes to construct Embassy Drive with an alignment approved by Public Works. The new portion of Embassy Drive will align with Centerview Drive on the south side of Kanis Road. The applicant also proposes to abandon the south platted portion of Embassy Drive, with the west 15 feet being incorporated into Lot 2 for the construction of the proposed building. A. PROPOSAL/RE_ UEST: The applicant proposes to rezone the property to POD. The applicant proposes a 51,750 square foot building and 192 parking spaces as Lot 1 and a 6,250 square foot building and 18 parking spaces on Lot 2. The applicant proposes 0-3 permitted uses for Lot 1 and C-3 permitted uses for the much smaller building on Lot 2. This is an arrangement very similar to the site plan recently FILE NO.: Z-6479 approved for the Arkansas Systems development on Chenal Parkway. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. Embassy Suites Hotel and Pinnacle Point Hospital are located to the north with Kanis Road to the south. There is a scattering of single-family residences to the east with a single-family residence and a day care center located to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Birchwood Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 2. 3. 4. 5. Grading permit will be required on this new development, if it disturbs more than one acre. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline including an additional 10 feet for right turn lane at Embassy Drive. Embassy Drive is listed as a collector on Master Street Plan. Construction to 36 feet width with dual sidewalks required in a 60 feet right-of-way. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements these streets including 5 foot sidewalks with planned development. 6. All driveways shall be concrete aprons per City Ordinance. L 7. Stormwater detention ordinance applies to this property. 8. Provide access to properties east of portion of right- of-way to be abandoned. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Kanis Road has a 1996 average daily traffic count of 7,900. 12. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the 2 E. F. .. Z-6479 (Cont. Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Hell: A 5 foot easement is requested along the north and west property lines of Lot 1, and the east property line of Lot 2. Water: On site fire protection will be required. Contact Dennis Free at 918-3752 for details. An acreage charge of $150 per acre applies in addition to normal charges for water service. Fire Department: Driveways to the south are too long. Provide turnaround for fire vehicles. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment. LATA: The site is not on a Central Arkansas Transit bus route. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the I-430 District. The Plan recommends Office. The request is to concentrate all the allowable commercial in one structure and make the other structure totally Office use. This request is similar to one approved for the "Arksys" development area along Chenal. The request meets the technical requirement as interpreted in the aforementioned case. Landscape issues_: A 3 foot wide landscape strip between public parking areas and the building is required. Some flexibility is allowed with this requirement. The landscape buffer adjacent to residential properties must not drop below a width of 6 feet. A 6 foot high opaque screen is required along the eastern and western perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. If building #2 is to have a dumpster, its location must be shown and screened on three sides to a height of 8 feet. 3 FILE NO.: Z-6479 Curb and gutter will be required to protect all landscaped areas from vehicular traffic. Existing trees must be left in required buffers adjacent to residential areas. The City Beautiful Commission recommends saving as many existing streets on the site as feasible. Extra credit can be given when saving trees of 6 inch caliper or larger. 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. G. ANALYSIS• On April 17, 1998, the applicant submitted a revised site plan to staff. The site plan addresses most of the issues raised by the Subdivision Committee. The screening fence shown east of Lot 2 should be placed on the centerline of the old platted right-of-way, and the sign locations need to be shown. Typical ordinance requirements for parking would be for 123 spaces. The applicant is proposing 210 parking spaces. There should be no outstanding issues associated with parking as ample parking will exist on the site. The applicant will need to submit a right-of-way abandonment application for the southern portion of Embassy Drive to allow for construction of the building on Lot 2. Public Works has indicated to the applicant that the City can assist in obtaining the additional right-of-way needed for the construction of the northern section of Embassy Drive. Otherwise, there should be no outstanding issues associated with the site plan, and the proposed development should have no adverse effect on the surrounding property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to the following conditions: 1. Compliance with the comments noted in paragraphs D, E, F, and G. 2. Any site lighting shall be low-level and directed away from adjacent property. 3. Any signage must conform to office standards (as allowed by ordinance). 4. A right-of-way abandonment application must be submitted for the south portion of the platted right-of-way. 4 FILE NO.: Z-6479 (Cont. 5. The office aspect of the plan (Lot 1) must be developed prior to or in conjunction with the commercial aspect (Lot 2). SUBDIVISION COMMITTEE COMMENT: Pat McGetrick was present, representing the application. Staff gave a brief description of the POD. Staff noted several items which needed to be shown on the site plan. As with Item #5, there was a detailed discussion relating to the right-of-way issue and the site development. Mr. McGetrick stated that a revised site plan for Lot 2 would be done, taking the right-of-way abandonment issue into consideration. After a brief discussion, the Committee forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the preliminary plat and POD, with a recommendation of approval with conditions. Staff noted that the items were placed on the regular agenda in order to discuss the construction of Embassy Drive as shown on the site plan and the abandonment of the southern portion of the old platted right-of- way. Bob Turner, Assistant Director of Public Works, informed the Commission that Public Works has required that the applicant construct Embassy Drive so that it lines up with Centerview Road at its Kanis intersection. He stated that the site plan complies with that requirement. He stated that the problem comes in with the property that the applicant does not control, the property to the east. He stated that the applicant has agreed to build the entire street and that Public Works will work with the applicant in obtaining the necessary right-of-way for road construction. There was a brief discussion concerning the road construction and the adjacent property to the east. Commissioner Berry asked if there would be a need for signalization of the Kanis Road - Embassy Drive intersection. Mr. Turner stated that a traffic signal would be installed if the increase in traffic after the road construction warranted the signal. He stated that the traffic generated by the proposed development alone would not be enough to warrant the signal. 41 FILE Na.: z-6479 Cont. Pat McGetrick addressed the Commission in support of the application. He described the current platted right-of-way and the proposed construction of the new right-of-way. There was a brief discussion concerning the construction of Embassy Drive. Commissioner Adcock asked about the Public Works comment concerning the coordinating of the traffic signal. Pat McGetrick stated that when the improvements are made to Kanis Road and the construction of Embassy Drive, conduit will be installed for the future traffic signal and the street will not have to be disturbed with the installation of the new signal. There was a brief discussion concerning the future traffic patterns with the construction of Embassy Drive. There was also additional discussion of a future traffic signal, and a possible contribution by the applicant. It was determined that due to the fact that the applicant was constructing the entire street, a contribution for the future traffic signal was not needed. A motion was made to approve the application as recommended by staff. The motion passed with a vote of 10 ayes and 1 nay. 6 April 30, 1998 ITEM NO.: 33 NAME• LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6478 Herndon Accessory Dwelling - Conditional Use Permit 720 Zanzibar Shirley Herndon/ Patrick McGetrick, Contractor A conditional use permit is requested to allow an accessory dwelling to be built on this R-2 zoned property. This site is located west of Zanzibar Road, south of Pride valley Road, outside the city limits, but within the City's extraterritorial zoning jurisdiction. 2. Compatibility with Neighborhood: This property is located in a rural, wooded area, consisting of large tracts of land with single family residences. The property is located at the end of Zanzibar and the proposed use is compatible with uses in the area. Because of the woods and large tracts, individual houses are hard to see from one lot to the next. There is no neighborhood association within proximity of this site. 3. On --Site Drives and Parking: There is one long driveway down the center of the property which runs past the primary house back to this accessory dwelling. It concludes with a circle drive on the end in front of the accessory dwelling. Parking requirements are met. 4. Screening and Buffers: Not applicable. April 30, 1998 SUBDIVISION ITEM NO.: 33 (Cont.) FILE NO.: Z-6478 5. Public Works Comments: 30-283(6)does not require dedication of right-of-way or street improvements for two-family residences. Further development or subdivision of property will trigger dedication of public right-of-way and a turn -a -round with appropriate street improvements. 6. utility and Fire Department Comments: Water: Outside City. Water main extension required along with execution of Pre -annexation Agreement and approval by City. Acreage charge of $300/acre applies in addition to normal connection charges. Wastewater: Outside service boundary. No comment. Southwestern Bell: Approved as submitted. Fire Department: Outside city. No comment. CATA: The site is not located on a CATA bus route. 7. Staff Analysis: The applicant is requesting a conditional use permit to locate a single family accessory dwelling on this R-2 zoned property. The land is 9.67 acres in size. Therefore, an additional house will not cause any crowding on this property. There are no setback issues. This accessory dwelling is in the back central part of the property and with the trees it will not be very visible most of the year. The structure is a two-story, 1,400 square foot house. Since there is an ordinance limit of 700 square feet of floor space for an accessory dwelling, a variance is necessary to permit this size dwelling. A mobile home is being used on the property for an accessory dwelling now. That is to be removed once this new dwelling is ready for occupancy. Staff believes the proposal is a reasonable use of this property and will be compatible with development in the area. 2 April 30, 1998 SUBDIVISION ITEM NO.: 33 (Cont.) FILE NO.: Z-6478 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit with the stipulation that the mobile home be removed no later than 30 days after the new dwelling is ready for occupancy. Staff also recommends approval of the variance to exceed the 700 square feet of floor space maximum for an accessory dwelling. SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998) Patrick McGetrick was present representing the applicant. Staff presented the item. Mr. McGetrick was asked to provide a revised site plan to show the access drive to the accessory dwelling and to comment about fire hydrants in the area. A deadline of April 16 was set for that information. There being no other issues, the Committee forwarded the item to the full Commission for final resolution. STAFF UPDATE: A revised site plan was submitted. The applicant reported that there are no water lines or fire hydrants near the property at this time. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Patrick McGetrick was present representing the applicant. There were no objectors present. Staff presented the item and a recommendation for approval as submitted including the variance to exceed the 700 square feet floor space maximum. One condition included was to remove the mobile home from the property within 30 days after the new dwelling is ready for occupancy. The item was placed on the Consent Agenda and approved, with staff's above condition, by a vote of 11 ayes, 0 noes and 0 absent. 3 City of Little Rock Department of Planning and DevelopmentPlanning Zoning and 723 West Markham Subdivision Little Rock, Arkansas 72201-1334 IR (501) 371-4790 Pat McGetrick 11225 Huron Lane Suite 200 Little Rock, AR 72211 Date: may 5, 1998 Dear Mr. McGetrick: Re: Case No. Z-6478 Location: 720 Zanzibar Little Rock AR 72211 This is to advise you that in connection with your application for a conditional use permit, the following action was taken by the Planning Commission at its meeting on April 30, 1998. Recommended approval as applied for. Denied your request as submitted. Deferred to Meeting. Recommended approval of Denied as amended. as amended. (f) X Other: Approved your request with conditions as noted in meeting minutes along with the variance to exceed the 700 square foot floor space limitation. Sincerely, Jim Oonnell, Planner I Department of Planning and Development JC/aa