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HomeMy WebLinkAboutZ-6506-A Staff AnalysisFILE NO.: Z NAME: Terrywood, Inc. Long -form PD -O LOCATION: 150 -feet north of Manor Drive on the west side of John Barrow Road DEVELOPER: Barnes, Quinn, Flake and Anderson P.O. Box 3546 Little Rock, AR 72203 AREA: 9.35 Acres CURRENT ZONING: NUMBER OF LOTS: 1 R-2, Single-family ALLOWED USES: Single family residential PROPOSED ZONING: PD -O ARCHITECT: Stocks -Mann Architects 401 West Capitol Little Rock, AR 72201 FT. NEW STREET: 0 PROPOSED USE: Branch Library — Central Arkansas Library System VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: An application was filed in 1998 to rezone this site from R-2 to MF -18. The applicant indicated there were no immediate plans for development. There were numerous objectors to the proposal for multi -family rezoning. On July 23, 1998 the Planning Commission denied the request, due to the lack of a motion. A. PROPOSAUREQUEST: The applicant is proposing to construct a single story office building of approximately 10,000 square feet with plans that could increase the space to approximately 19,000 square feet to be used by Central Arkansas Library FILE NO.: Z -6506-A Cont. System as a branch public library. The applicant is proposing 76 parking spaces initially, 3 of which will be ADA accessible. Phase II consists of 64 total spaces, 2 of which will be ADA accessible. The applicant is proposing a 40 -foot wide buffer, which is to remain in a natural state. The 40 -foot natural buffer will be located on the sides and rear property lines (north, west and south sides of the site). The street buffer facing John Barrow Road will maintain the healthy mature trees and will have the underbrush removed to provide visual access to the interior of the property. Lawn areas will be provided with sod and will have selected trees removed to allow for specimen trees to more fully develop, creating more of a park like environment for staff and visitors. Benches will also be provided for relaxation areas. Areas adjacent to the building, parking and entrance drives are to be landscaped. It is the intent of the owner to develop a pond between John Barrow Road and the new facility. The pond will serve as a visual enhancement for the site.' The owners plan an amphitheater to be constructed at some point in the future and to allow the community to have access to the outdoor facility. The primary function of the amphitheater will be to allow story time and areas for reading outside the building when weather permits. The applicant has indicated security after hours is a concern therefore, a gate is proposed as a part of the development. The entrance to the site will be closed after hours but the design has incorporated a convenient turnaround for drivers to access when the gate is closed. The applicant is proposing the hours of operation to be from 10:00 am to 6:00 pm four (4) days per week and 10:00 am to 8:00 pm two (2) days per week with the flexibility to alter the hours based on demand. The Library System anticipates there to be six to seven (6-7) employees based on part-time and full-time workers. Activities at the site are to be typical of the other branches. The Library System anticipates periodic children's and adult programs. The site will house a meeting room that will seat approximately 50 to 70 people and be used by the Library and the general public for community meetings and programs. The site will also house the Book -Mobile due to the abundance of land. The Book -Mobile is dispatched daily and will leave the site before the 10:00 am expected opening and return after the anticipated 8:00 pm closing. B. EXISTING CONDITIONS: The site is vacant and tree covered. Zoning and uses in the area include a large high school, Parkview, on an R-2 zoned tract across Barrow Road, vacant C-3 and 0-3 zoned property to the immediate east of the site, vacant tree covered land zoned 0-3 to the north of the site and vacant MF -18 zoned property to the northwest of the site. The area to the west and the south has developed as a 2 FILE NO.: Z -6506-A Cont. large multi -family complex on MF -12 zoned property. One lot zoned R-5 borders the site to the south facing Morris Manor Drive and is developed as a four-plex and property zoned 0-3 on the corner of Morris Manor Drive and John Barrow Road is currently operating as a beauty/barber shop. Further north along John Barrow Road are office uses, medical related uses and a large multi -family complex. Uses to the south along John Barrow Road include residential units on R-4 zoned property along Tanya Drive and a large tract of MF -12 zoned property located just south of Tanya Drive. C. NEIGHBORHOOD COMMENTS: The Brownwood Terrace, the Twin Lakes A, the Campus Place and the John Barrow Neighborhood Associations, the Twin Lakes B Property Owners Association, the Twin Lakes Special Improvement District, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. As of this writing staff teas received several phone calls in support of the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Additional dedication required for proposed turn lane. 2. Permits and plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Stormwater detention ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. Easements shown for proposed storm drainage are required. 6. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e). 7. The proposed driveway configuration presents potential traffic movement conflict. Contact Traffic Engineering to discuss alternatives. 8. Minimum entrance taper length must be 100 -foot. 9. Public sidewalk must be within proposed right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. 3 FILE NO.: Z -6506-A (C Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Any needed relocation of existing water facilities will be at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Maintain 20 -foot drives and gates. Place fire hydrants per code. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The property is zoned R-2 Single Family and the applicant has applied for a Planned Development - Office for an office development. The proposed land use is consistent with the Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The community Facilities Goal calls for the provision of recreation and cultural facilities in and around Parkview High School, supported by an objective of providing a place for youth to recreate, and an action statement of providing organized and structured activities for young children. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen is required along the northern, southern and western perimeters of the site where adjacent to residential properties. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Credit toward fulfilling this requirement can be given for existing trees and vegetation that satisfies this year - around requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Temporary fencing will be required to protect trees that are to be preserved. Buildin Codes: No comment. 4 FILE NO.: 2-6506-A Cont. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) The applicant was present representing the application. Staff briefly described the issue noting the proposed development was for the Central Arkansas Library System. Staff noted additional information required to be shown on the site plan (dumpster screening, activities planned for the amphitheater, and proposed fencing, any undisturbed buffer areas). The applicant indicated the amphitheater would be used primarily for story time or adult reading. The applicant stated the Library did not have plans for bands or musicians to use the site for concerts. The applicant stated the pond/amphitheater were more for aesthetics and a peaceful setting to allow readers a choice for reading outside, when the weather permitted. Public Works comments were addressed also. Staff stated the entrance taper length was too short. Staff stated the applicant would not be required a turn lane and should reconsider placing a turn lane. Staff also stated the driveway should be redesigned. Staff stated the driveway width as shown was too large and could cause conflicts and be a hazard to motorist. The landscaping issues were discussed. Staff stated an opaque screen along the northern, southern and western perimeter of the site would be required due to the proximity of residential zoned properties. Staff also noted City Beautiful Commission recommended preservation of as many existing trees as possible. Staff stated temporary fencing would be required to protect the trees the applicant intended to preserve. There being no further issues to discuss, the Committee then forwarded the issue to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues and concerns raised by Staff and the Subdivision Committee. The applicant has indicated the proposed signage near the driveway and stated the sign area will comply with office development signage (maximum of six (6) feet in height and sixty-four (64) square feet in area). The applicant has also indicated the required screening around the dumpster, which is to be located behind the building as indicated on the attached site plan. The applicant has indicated a six (6) foot wood fence or a dense evergreen planting will be placed on the north, west and south property lines as required for screening. The applicant has indicated the amphitheater will be for library related functions, which would include story time by library staff or guest speakers, educational demonstrations, dramatic readings or presentations and the hours of operation will be the same as the hours for the library. The typical hours of operation of the 5 FILE NO.: Z -6506-A (Cont.) _ Central Arkansas Library System are 10:00 am to 6:00 pm four (4) days per week and 10:00 am to 8:00 pm two (2) days per week. The Central Arkansas Library System at times has functions, which extend beyond the 8:00 pm closing time and wishes to retain the right to operate this location in the same manner as other libraries. The Library does at times allow outside persons to utilize the facility, which extends beyond the specified closing time as well. The Library System has very specific guidelines concerning meetings facilities and the uses allowed. The intent for the use of the facility is to be uses for quiet activities. The applicant is proposing 78 parking spaces as a part of Phase I and 66 parking spaces as a part of Phase II (144 total spaces). Typical minimum ordinance parking requirement for a development of this type would be 100 spaces with Phase I and 90 spaces with Phase II (190 total spaces). The typical parking not being met in this instance is not a great concern of staff. Libraries are usually considered a neighborhood resource and many of the patrons will walk and bike to utilize the facility. Staff is supportive of the application. The development of the site as a library will be an asset to the City as a whole but more directly the John Barrow community. The proposed hours of operation and the number of employees should have no adverse impact on the surrounding area _and/or the residentially zoned property to the west and south of the site. Any site lighting will be low level and directed away from these areas and the proposal includes leaving a large area of the site as undisturbed and natural. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed rezoning. STAFF RECOMMENDATION: Staff recommends approval of the proposed PD -O for use as a library facility for the Central Arkansas Library System subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) The applicant was present representing the application. There were no objectors present. Staff stated there were no outstanding issues associated with the proposed rezoning request. Staff presented the item with a positive recommendation to allow Central Arkansas Library System to open a branch library on the site subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 1.1 August 8, 2002 ITEM NO.: 7 FILE NO.: Z -6506-A NAME: Terrywood, Inc. Long -form PD -O LOCATION: 150 -feet north of Manor Drive on the west side of John Barrow Road DEVELOPER: Barnes, Quinn, Flake and Anderson P.O. Box 3546 Little Rock, AR 72203 AREA: 9.35 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single family residential PROPOSED ZONING: PD -O ARCHITECT: Stocks -Mann Architects 401 West Capitol Little Rock, AR 72201 FT. NEW STREET: 0 PROPOSED USE: Branch Library — Central Arkansas Library System VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: An application was filed in 1998 to rezone this site from R-2 to MF -18. The applicant indicated there were no immediate plans for development. There were numerous objectors to the proposal for multi -family rezoning. On July 23, 1998 the Planning Commission denied the request, due to the lack of a motion. A. PROPOSALIREQUEST: The applicant is proposing to construct a single story office building of approximately 10,000 square feet with plans that could increase the space to approximately 19,000 square feet to be used by Central Arkansas Library August 8, 2002 SUBDIVISION TEM NO.: 7 (Cont. FILE NO.: Z -6506-A System as a branch public library. The applicant is proposing 76 parking spaces initially, 3 of which will be ADA accessible. Phase II consists of 64 total spaces, 2 of which will be ADA accessible. The applicant is proposing a 40 -foot wide buffer, which is to remain in a natural state. The 40 -foot natural buffer will be located on the sides and rear property lines (north, west and south sides of the site). The street buffer facing John Barrow Road will maintain the healthy mature trees and will have the underbrush removed to provide visual access to the interior of the property. Lawn areas will be provided with sod and will have selected trees removed to allow for specimen trees to more fully develop, creating more of a park like environment for staff and visitors. Benches will also be provided for relaxation areas. Areas adjacent to the building, parking and entrance drives are to be landscaped. It is the intent of the owner to develop a pond between John Barrow Road and the new facility. The pond will serve as a visual enhancement for the site. The owners plan an amphitheater to be constructed at some point in the future and to allow the community to have access to the outdoor facility. The primary function of the amphitheater will be to allow story time and areas for reading outside the building when weather permits. The applicant has indicated security after hours is a concern therefore, a gate is proposed as a part of the development. The entrance to the site will be closed after hours but the design has incorporated a convenient turnaround for drivers to access when the gate is closed. The applicant is proposing the hours of operation to be from 10:00 am to 6:00 pm four (4) days per week and 10:00 am to 8:00 pm two (2) days per week with the flexibility to alter the hours based on demand. The Library System anticipates there to be six to seven (6-7) employees based on part-time and full-time workers. Activities at the site are to be typical of the other branches. The Library System anticipates periodic children's and adult programs. The site will house a meeting room that will seat approximately 50 to 70 people and be used by the Library and the general public for community meetings and programs. The site will also house the Book -Mobile due to the abundance of land. The Book -Mobile is dispatched. daily and will leave the site before the 10:00 am expected opening and return after the anticipated 8:00 pm closing. B. EXISTING CONDITIONS: The site is vacant and tree covered. Zoning and uses in the area include a large high school, Parkview, on an R-2 zoned tract across Barrow Road, vacant C-3 and 0-3 zoned property to the immediate east of the site, vacant tree covered 2 August 8, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -6506-A land zoned 0-3 to the north of the site and vacant MF -18 zoned property to the northwest of the site. The area to the west and the south has developed as a large multi -family complex on MF -12 zoned property. One lot zoned R-5 borders the site to the south facing Morris Manor Drive and is developed as a four-plex and property zoned 0-3 on the corner of Morris Manor Drive and John Barrow Road is currently operating as a beauty/barber shop. Further north along John Barrow Road are office uses, medical related uses and a large multi -family complex. Uses to the south along John Barrow Road include residential units on R-4 zoned property along Tanya Drive and a large tract of MF -12 zoned property located just south of Tanya Drive. C. NEIGHBORHOOD COMMENTS., The Brownwood Terrace, the Twin Lakes A, the Campus Place and the John Barrow Neighborhood Associations, the Twin Lakes B Property Owners Association, the Twin Lakes Special Improvement District, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. As of this writing staff has received several phone calls in support of the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. John Barrow is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Additional dedication required for proposed turn lane. 2. Permits and plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Stormwater detention ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. Easements shown for proposed storm drainage are required. 6: A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e). 7. The proposed driveway configuration presents potential traffic movement conflict. Contact Traffic Engineering to discuss alternatives. 8. Minimum entrance taper length must be 100 -foot. 9. Public sidewalk must be within proposed right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. 3 August 8, 2002 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -6506-A Southwestern Bell: No comment received. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Any needed relocation of existing water facilities will be at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Maintain 20 -foot drives and gates. Place fire hydrants per code. County Planning: No comment received. CATA: No comment received. F. I SS U ES/TEC H N ICAL/DESI GN: Planning Division: This .request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The property is zoned R-2 Single Family and the applicant has applied for a Planned Development - Office for an office development. The proposed land use is consistent with the Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The community Facilities Goal calls for the provision of recreation and cultural facilities in and around Parkview High School, supported by an objective of providing a place for youth to recreate, and an action statement of providing organized and structured activities for young children. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen is required along the northern, southern and western perimeters of the site where adjacent to residential properties. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Credit toward fulfilling this requirement can be given for existing trees and vegetation that satisfies this year - around requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when preserving trees of six (6) inch 0 August 8, 2002 SUBDIVISION ITEM NO.: 7 tCori FILE NO.- Z -6506-A caliper or larger. Temporary fencing will be required to protect trees that are to be preserved. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) The applicant was present representing the application. Staff briefly described the issue noting the proposed development was for the Central Arkansas Library System. Staff noted additional information required to be shown on the site plan (dumpster screening, activities planned for the amphitheater, and proposed fencing, any undisturbed buffer areas). The applicant indicated the amphitheater would be used primarily for storytime or adult reading. The applicant stated the Library did not have plans for bands or musicians to use the site , for concerts. The applicant stated the pond/amphitheater were more for aesthetics and a peaceful setting to allow readers a choice for reading outside, when the weather permitted. Public Works comments were addressed also. Staff stated the entrance taper length was too short. Staff stated the applicant would not be required a turn lane and should reconsider placing a turn lane. Staff also stated the driveway should be redesigned. Staff stated the driveway width as shown was too large and could cause conflicts and be a hazard to motorist. The landscaping issues were discussed. Staff stated an opaque screen along the northern, southern and western perimeter of the site would be required due to the proximity of residential zoned properties. Staff also noted City Beautiful Commission recommended preservation of as many existing trees as possible. Staff stated temporary fencing would be required to protect the trees the applicant intended to preserve. There being no further issues to discuss, the Committee then forwarded the issue to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues and concerns raised by Staff and the Subdivision Committee. The applicant has indicated the proposed signage near the driveway and stated the sign area will comply with office development signage (maximum of six (6) feet in height and sixty-four (64) square feet in area). The applicant has also indicated the required screening around the dumpster, which is to be located behind the building as August 8, 2002 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -5506-A indicated on the attached site plan. The applicant has indicated a six (6) foot wood fence or a dense evergreen planting will be placed on the north, west and south property lines as required for screening. The applicant has indicated the amphitheater will be for library related functions, which would include story time by library staff or guest speakers, educational demonstrations, dramatic readings or presentations and the hours of operation will be the same as the hours for the library. The typical hours of operation of the Central Arkansas Library System are 10:00 am to 6:00 pm four (4) days per week and 10:00 am to 8:00 pm two (2) days per week. The Central Arkansas Library System at times has functions, which extend beyond the 8:00 pm closing time and wishes to retain the right to operate this location in the same manner as other libraries. The Library does at times allow outside persons to utilize the facility, which extends beyond the specified closing time as well. The Library System has very specific guidelines concerning meetings facilities and the uses allowed. The intent for the use of the facility is to be uses for quiet activities. The applicant is proposing 78 parking spaces as a part of Phase I and 66 parking spaces as a part of Phase II (144 total spaces). Typical minimum ordinance parking requirement for a development of this type would be 100 spaces with Phase I and 90 spaces with Phase II (190 total spaces). The typical parking not being met in this instance is not a great concern of staff. Libraries are usually considered a neighborhood resource and many of the patrons will walk and bike to utilize the facility. Staff is supportive of the application. The development of the site as a library will be an asset to the City as a whole but more directly the John Barrow community. The proposed hours of operation and the number of employees should have no adverse impact on the surrounding area and/or the residentially zoned property to the west and south of the site. Any site lighting will be low level and directed away from these areas and the proposal includes leaving a large area of the site as undisturbed and natural. Otherwise, to Staffs knowledge, there are no outstanding issues associated with the proposed rezoning. STAFF RECOMMENDATION: Staff recommends approval of the proposed PID -0 for use as a library facility for the Central Arkansas Library System subject to compliance with the conditions outlined in paragraphs D, E and F of this report.