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HomeMy WebLinkAboutZ-6546 Staff AnalysisSeptember 3, 1998 ITEM NO.• 8 FILE NO.• Z-6546 NAME: Alltel - Zoning Site Plan Review LOCATION: One Allied Drive DEVELOPER• ENGINEER• Alltel Corporation Development Consultants, Inc. One Allied Drive 2200 N. Rodney Parham, Ste. 220 P. O. Box 2177 Little Rock, AR 72212 Little Rock, AR 72203-2177 AREA: 49.47 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 935 lf. ZONING: 0-2/0-3 ALLOWED USES: Office PROPOSED USE: Professional Office VARIANCES/WAIVERS REQUESTED: 1. A height variance to allow a maximum building height of 200 feet. 2. A waiver of the required sidewalk along the new and existing frontages of Cottondale Drive and Cottondale Lane. A. PROPOSAL RE VEST: The applicant proposes to construct a twelve (12) story, 220,000 square foot office building within the existing Alltel office complex along Riverfront Drive. The new building (building V) is proposed to be located between existing buildings I and IV, and will have a skywalk connection to each of these two buildings. The proposed building will have a maximum height of 200 feet, for which the applicant has requested a variance. The applicant is also proposing to add 1,242 parking spaces to the site. There will be 455 parking spaces constructed adjacent to the existing parking areas along Riverfront Drive and 787 spaces constructed on the vacant property across the current Cottondale Lane. This will bring the total on-site parking to 2,904 spaces. The portion of Cottondale Lane adjacent to the Alltel property is proposed to be abandoned and relocated further to the south (see attached site plan and item 8.1 of this September 3, 1998 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-6546 agenda for further information on the abandonment request). The abandoned portion of Cottondale Lane will become a private drive, accessing existing and proposed parking areas. A combined preliminary/final plat will be completed after site plan review approval, which will dedicate the new portion of Cottondale Lane. B. EXISTING CONDITIONS: The existing Alltel complex contains four buildings and 1,662 parking spaces. The following are the existing building sizes: Building I - 7 stories; 103,508 square feet in area. Building II - 7 stories; 103,508 square feet in area. Building III - 2 stories; 16,218 square feet in area._ Building IV - 6 stories; 318,016 square feet in area. There are multifamily and single family uses located north of the Alltel complex, with a mixture of office and commercial uses to the south. The Arkansas River abuts the property to the east. There is a mix of multifamily and office uses to the west, along the west side of Riverfront Drive. There are also several large vacant tracts (zoned C-3) located to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood on this item. The Hillcrest, Capitol View Stifft Station and Sherrill Heights Garden Club Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Realign Riverfront Drive to incorporate left turn lane for proposed Cottondale Lane. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Property frontage needs to have the sidewalks and ramps brought up to the current Master Street Plan and ADA standards. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permits are also required. 2 September 3, 1998 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6546 6. Riverfront Drive has a 1996 average daily traffic count of 8,700 vehicles. 7. Construct Cottondale to collector standards with two sidewalks in 60 feet right-of-way or seek waiver. 8. Reconstruct entry into (old) Cottondale as concrete apron. 9. Access traffic to dead-end Cottondale and its impact should be discussed. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Existing 10" sewer main located along south property line just north of levee. Contact Little Rock Wastewater Utility prior to any construction near sewer main. AP&L: No Comments received. ARKLA: No Comments received. Southwestern Bell: Relocate cables prior to abandonment of Cottondale Lane. Water: Relocation of some existing private fire protection facilities will be required. Fire Department: Contact Dennis Free at 918-3752 concerning fire sprinklers and standpipes with f irepumps. County Planning: No Comment received. CATA: No Comments received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape -Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. It appears that efforts will be made to save existing trees. The City Beautiful Commission recommends that this be done. Forty percent screening of the proposed new parking area, as viewed from Riverfront Drive, is required. A total of 82 trees will be required within the new parking areas. 3 September 3, 1998 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6546 Because of the height of the proposes structure, adjacent building landscaping trees will be required to be a variety with the ability to grow to a minimum height of 30 feet. 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• The applicant submitted a revised site plan to staff on August 19, 1998. The applicant also submitted a letter which addresses several issues. The revised site plan shows the 6 foot paved bike trail extending further south along the entire Alltel Riverfront Drive frontage. The plan also shows the relocated portion of Cottondale Lane labeled as Cottondale Drive, as recommended by Public Works. The ordinance required minimum number of parking spaces for the site, after expansion, is 1,522 spaces. There are 1,662 parking spaces currently on the site and the applicant plans to add 1,242 spaces, for a total of 2,904 spaces. The applicant states in the letter submitted that the total anticipated employee population, after expansion, is proposed to be 2,870, thereby justifying the large number of parking spaces proposed. The applicant is requesting a variance to allow a maximum building height of 200 feet for the proposed building V. The maximum height allowed by ordinance is 120 feet in 0-2 zoning. Staff can foresee no problem with the proposed building height given the fact that the building will be located within a 50 -acre office development and adjacent to the Arkansas River. The applicant is also requesting a waiver of the required sidewalk construction along the new and existing frontages of Cottondale Drive and Cottondale Lane. Staff cannot support this waiver request. To staff's knowledge, this is the only outstanding issue associated with this application and should be discussed by the full Commission. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 4 September 3, 1998 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6546 1. Compliance with paragraphs D, E and F of this report. 2. Staff recommends approval of the requested height variance. 3. Staff recommends denial of the requested waiver of sidewalks along the new and existing portions of Cottondale Dr. and Cottondale Lane. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998) Robert Brown and Steve Aurilio were present, representing the application. Staff gave a brief description of the project. Mr. Aurilio noted that the number of parking spaces was proposed due to the fact that the future total employee population was projected to be 2,800 employees. The Public Works requirements were briefly discussed. Mr. Brown noted that the 6 foot paved bike trail would be extended to the south, along the entire Riverfront Drive frontage. Mr. Brown also noted that a waiver of the required sidewalk construction along the relocated section of Cottondale Lane would probably be requested. Staff noted that the existing Cottondale Lane should remain open to public traffic until the new relocated section of Cottondale Lane is constructed. Mr. Brown also noted that many of the existing mature trees within the site would be preserved or relocated, with 50 percent of the newly planted trees being an evergreen variety. He also stated that earth berms would be incorporated into the landscaped areas along Riverfront Drive as part of the screening requirements. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Robert Brown was present, representing the application. There was one objector present. Staff gave a brief description of the site plan and a recommendation of approval with conditions. Staff noted that the applicant and Public Works had reached an agreement on the sidewalk issue. Staff informed the Commission that the applicant would build a sidewalk on one side of Cottondale Drive and request a waiver for the sidewalk on the 5 September 3, 1998 SUBDIVISION ITEM NO.: 8 [Cont.] FILE NO.: Z-6546 other side of the street. It was noted that the City's Public Works Department supported the waiver request. Robert Brown addressed the Commission in support of the application. He stated that all the issues involving the site plan had been resolved. Mr. Brown noted that he would be available for questions. Commissioner Putnam asked about the name of the proposed street. Monte Moore, of the Planning Staff, stated that the new, relocated portion of the street would be called Cottondale Drive. Commissioner Muse asked the applicant if construction of parking decks had been considered. Mr. Brown indicated that other alternatives for parking had been considered, but Alltel prefers the parking design as proposed. Betty Turner addressed the Commission. She stated that she did not oppose the construction of the proposed building. She said that she had a problem with losing the large amount of green space/landscaping to parking. She stated that a parking deck would be a more acceptable arrangement. Commissioner Berry asked if the Subdivision Committee discussed the parking design. Commissioner Putnam stated that for the most part, ordinance standards are reviewed and not design issues. Commissioner Berry asked about the islands within the parking areas. Mr. Brown stated that all the islands will be landscaped and some of them will have sidewalks. Commissioner Muse expressed concerns with removing trees from the site. Mr. Brown noted that the majority of the quality trees on the site would be saved. He also noted that berms would be incorporated into the street buffer areas and many new trees would be planted. Commissioner Rahman asked why the applicant needed the large amount of parking and about the buffer adjacent to the condo development to the north. Mr. Brown stated that there was about two acres of land that would remain as a buffer. Mr. Brown also stated that the A September 3, 1998 SUBDIVISION ITEM NO.: 8 Cont.)__ FILE NO.: Z-6546 proposed number of parking spaces was to accommodate the projected employee population. The City's minimum parking requirements were briefly discussed. Commissioner Downing asked if there was an ordinance that would dictate or require that a parking deck be constructed. Stephen Giles, City Attorney, stated that the site plan complies with the ordinance parking requirements. He noted that during a site plan review, the Planning Commission may impose additional requirements that are necessary to safeguard the public's safety and general welfare. He stated that there was no specific authorization of the Planning Commission to impose a parking deck in -lieu of parking spaces. Commissioner Adcock stated that she preferred the idea of a parking deck in -lieu of the large amount of asphalt parking. She stated that she would like for the applicant to explore the idea of a parking deck, otherwise she would have to vote in the negative. Commissioner Hawn stated that the applicant is asking for a variance (building height). He stated that the amount of asphalt parking proposed did not take ecological issues into consideration. Commissioner Faust also noted concerns with the design of the parking areas. Jim Lawson, Director of Planning and Development, stated that inter -city development should be encouraged. He stated that he did not want this development to move to the western part of the city. There was a brief discussion concerning inter -city development and parking design. Commissioner Muse asked if the application were denied, what alternatives would the applicant have. Mr. Giles stated that the appeal would be to the Board of Directors. There was additional discussion concerning ordinance requirements. Commissioner Nunnley asked if the parking lot could be used for other things after hours. Mr. Brown stated that the parking is used for other activities, such as parking for the soccer fields. 7 September 3, 1998 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-6546 Betty Turner spoke about the mixture of uses in the general area. She re -stated concerns relating to landscaping and tree preservation. Commissioner Rahman asked about the parking ratio of the Koger Center. Mr. Brown responded that the ratio was approximately 5.5 spaces per 1,000 square feet of office space. There was additional discussion pertaining to parking design. Bob Brown, Site Plan Review Specialist, addressed the Commission. He stated that the average buffer proposed along Riverfront Drive is 48 feet. The maximum buffer required by ordinance is 4a feet. He stated that the applicant is proposing to construct berms within the landscaped area along Riverfront Drive. He stated that the new berms will be more effective in screening the parking lot than the current berms. Mr. Brown also stated that the applicant will use at least 50 percent evergreen trees in the proposed landscaped areas. Wayne Waggoner, of the City Manager' s. Office, stated that the City will not subsidize Alltel's development. He spoke briefly about Alltel's desire to stay in the community. A motion was made to approve the site plan as recommended by staff to include the waiver of sidewalk on one side of Cottondale Drive. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 8