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HomeMy WebLinkAboutZ-6622 Staff AnalysisFILE NO.: Z-6622 NAME: ICM, Inc. -- Short -Form PD -O LOCATION: North side of Kanis Road, approximately 500 feet west of Nix Road DEVELOPER: ENGINEER: J. Con, Inc. Marlar Engineering P. O. Box 330 5318 J.F.K. Blvd. Bryant, AR 72089 North Little Rock, AR 72116 AREA: 2.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the 2.83 acre site on the north side of Kanis Road, approximately 500 feet west of Nix Road from R-2 to PD -O. Independent Case Management, Inc. (ICM) proposes to construct a 2,500 square foot office building on the site and associated parking area. The site will be accessed by utilizing a single drive from Kanis Road. Independent Case Management provides families and individuals with a disability assistance in case management and direct service delivery. The proposed building would be for the purposes of offices for day meetings, staff training and some classroom instruction. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The general area is primarily single-family residential in nature. There is an office at the southwest corner of FILE NO.: Z-6622 (Cont.) Kanis and White Roads with 0-3 zoned property approximately 800 feet to the east along the south side of Kanis Road. There is a nonconforming auto salvage yard at the northwest corner of Kanis and Gamble Roads and VFW Post 9095 at the northeast corner of that intersection. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no public comment on this item. The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on Master Street Plan as a minor arterial; dedication of right-of-way to 45 feet from centerline is required. (Existing traffic on Kanis Road - at Nix Road -is 3,100 vehicles/day.) 2. Provide design of Kanis Road conforming to "MSP" (Master Street Plan). Provide "in -lieu of" contribution for construction of one-half street improvements to Kanis Road, including 5 -foot sidewalk. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4.Stormwater detention ordinance applies to this property. 5. Driveway location shall align with White Road; this driveway shall be shared with adjacent property to the west. 6. Cut and fill ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/ COUNTY PLANNING: Wastewater: Sewer main extension required from the south with easements to serve property. Pump station and private force main will not be allowed for this property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: A 5 foot utility easement is requested at the rear property line. Water: An acreage charge of $600 per acre applies in addition to normal fees. Fire Department: No Comment. County Planning: No Comment received. CATA: Approved as submitted. 2 FILE NO.: Z-6622 (Cont.) F. G ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as Transition on the Land Use Plan and is in the Ellis Mountain Planning District. The proposed use is consistent with the land use category shown. All development should adhere to the Design Overlay District for the Kanis Road Corridor, heard on the February 4, 1999 agenda of the Planning Commission meeting. This Design Overlay District, whose concepts were approved by the Planning Commission, state that there should be a 30' natural buffer along the frontage, parking should be to the rear and sides of the buildings. There is also a curb cut planned for White Road, and a shared driveway to the east should be explored. Landscape Issues: The proposed plan does not allow for the full required 33 foot wide on site street buffer along Kanis Road nor the 9 1i foot wide land use buffer along the western perimeter. The minimum requirements with transfers are 22 feet and 6 feet respectively. A 6 foot high opaque screen either a wooden fence or dense evergreen plantings, is required to screen this development from the properties to the west, east and north. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. The City Beautiful Commission recommends preserving as many trees as feasible on this site. That would include on site trees along Kanis Road. Extra credit toward compliance with the Landscape Ordinance can be given when preserving trees of 6 inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. ANALYSIS: The applicant submitted a letter to staff on February 18, 1999 requesting that this item be deferred to the April 15, 1999 Planning Commission agenda. The applicant is attempting to work out the wastewater issues associated with this property. 3 FILE NO.: Z-6622 (Cont.) H. STAFF RECOMMENDATIONS: Staff recommends approval of the deferral as requested. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Becky Johnson, Cindy Alberding and Jerry Johnson were present, representing the application. Staff gave a brief description of the proposed PD -O and discussed several changes which needed to be made in the site plan to make the plan more compatible with the proposed Kanis Road design overlay. The applicants noted that the hours of operation would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. The applicants also noted that signage would conform to the Kanis Road design overlay or as required. Parking was briefly discussed. The applicants stated that the number of parking spaces as shown on the site plan were needed based on the number of employees (6 full-time and 4 part-time), clients and visitors which would be coming to the site. Bob Turner, of Public Works, briefly reviewed the Public Works requirements. He indicated that the driveway location should align with White Road and be shared with the property immediately west. In response to one of the Public Works comments, the applicants noted that the proposed development would follow the slope of the land for the most part and that there would be no severe cuts. Bob Brown, Site Plan Review Specialist, reviewed the landscape and buffer requirements with the applicants. After the discussion, the Committee forwarded the PD -0 to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff informed the Commission that the applicant had requested that this item be deferred to the April 15, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to April 15, 1999. A 4 FILE NO.: Z-6622 (Cont.) motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (APRIL 15, 1999) Becky Johnson and Mr. Fleming were present, representing the application. Staff gave a brief description of the PD -O and a recommendation of approval with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the City's Landscape and Buffer Ordinances. 3. Any site lighting should be low-level and directed away from adjacent property. 4. Signage must conform with the Kanis Road DOD, if adopted, otherwise signage must conform to the Zoning Ordinance standards for office zoned property. 5. If a septic system is used, approval from the Pulaski County Health Department must be received. Staff noted that the only outstanding issue was Public Works concern with the driveway location. Becky Johnson addressed the Commission in support of the application. Mrs. Johnson stated that if the driveway location were moved to the west property line several large trees would be lost. She noted that she understood if the driveway were approved as proposed then only a right-in/right-out would exist and this driveway would have no future median cut. Bob Turner, of Public Works, noted that there would be a median cut at White Road. He stated that access to this property should be aligned with White Road and shared with the property immediately west. Mr. Fleming noted that they would prefer to share a drive with the property to the east. He noted that a driveway along the west property line would cut into a five foot bank. Mr. Turner verified that if the driveway were approved as proposed, it would have no median cut. There was a brief discussion of this issue and the proposed Kanis Road Design Overlay District. There was additional discussion as.to whether the driveway should be shared with the property to the west or the east and the future construction of Kanis Road. Judy Burke addressed the Commission and noted concerns with the buffer between her property to the north and this property. She 19 FILE NO.: Z-6622 (Cont.) stated that she would like to have a buffer larger than the 50 foot buffer shown on the site plan. Monte Moore, of the Planning Staff, noted that there was a 50 foot buffer shown on the site plan and that no development is shown within the rear 400 feet of this property. He noted that if any additional development is proposed in the future, it will come back to the Commission for approval. John Burnett spoke in favor of the application. He noted that he represented the seller of the property. He stated that the proposed use of the property would be very small scale and not adversely effect the area. There was additional discussion concerning the proposed Kanis Road DOD and the Master Street Plan. A motion was made to approve the PD -0 with the driveway location as proposed by the applicant and with the conditions as noted by staff. The motion was seconded. Commissioner Nunnley asked if approving the driveway in this location would set a precedent. Stephen Giles, City Attorney, stated that this application being a Planned Zoning Development allowed this type of variation. Jim Lawson, Director of Planning and Development, noted that the record should show that a future median cut for this driveway will not be allowed. The Chairman called the question. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 6 April 15, 1999 ITEM NO.: A FILE NO.: Z-6622 NAME: ICM, Inc. -- Short -Form PD -O LOCATION: North side of Kanis Road, approximately 500 feet west of Nix Road DEVELOPER: ENGINEER: J. Con, Inc. Marlar Engineering P. O. Box 330 5318 J.F.K. Blvd. Bryant, AR 72089 North Little Rock, AR 72116 AREA: 2.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the 2.83 acre site on the north side of Kanis Road, approximately 500 feet west of Nix Road from R-2 to PD -O. Independent Case Management, Inc. (ICM) proposes to construct a 2,500 square foot office building on the site and associated parking area. The site will be accessed by utilizing a single drive from Kanis Road. Independent Case Management provides families and individuals with a disability assistance in case management and direct service delivery. The proposed building would be for the purposes of offices for day meetings, staff training and some classroom instruction. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The general area is primarily single-family residential in nature. There is an office at the southwest corner of April 15, 1999 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-6622 Kanis and White Roads with 0-3 zoned property approximately 800 feet to the east along the south side of Kanis Road. There is a nonconforming auto salvage yard at the northwest corner of Kanis and Gamble Roads and VFW Post 9095 at the northeast corner of that intersection. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no public comment on this item. The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on Master Street Plan as a minor arterial; dedication of right-of-way to 45 feet from centerline is required. (Existing traffic on Kanis Road - at Nix Road -is 3,100 vehicles/day.) 2. Provide design of Kanis Road conforming to "MSP" (Master Street Plan). Provide "in -lieu of" contribution for construction of one-half street improvements to Kanis Road, including 5 -foot sidewalk. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Driveway location shall align with White Road; this driveway shall be shared with adjacent property to the west. 6. Cut and fill ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required from the south with easements to serve property. Pump station and private force main will not be allowed for this property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: A 5 foot utility easement is requested at the rear property line. Water: An acreage charge of $600 per acre applies in addition to normal fees. Fire Department: No Comment. 2 April 15, 1999 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-6622 County Plannin : No Comment received. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as Transition on the Land Use Plan and is in the Ellis Mountain Planning District. The proposed use is consistent with the land use category shown. All development should adhere to the Design Overlay District for the Kanis Road Corridor, heard on the February 4, 1999 agenda of the Planning Commission meeting. This Design Overlay District, whose concepts were approved by the Planning Commission, state that there should be a 30' natural buffer along the frontage, parking should be to the rear and sides of the buildings. There is also a curb cut planned for White Road, and a shared driveway to the east should be explored. Landscape Issues: The proposed plan does not allow for the full required 33 foot wide on site street buffer along Kanis Road nor the 9 '-i foot wide land use buffer along the western perimeter. The minimum requirements with transfers are 22 feet and 6 feet respectively. A 6 foot high opaque screen either a wooden fence or dense evergreen plantings, is required to screen this development from the properties to the west, east and north. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. The City Beautiful Commission recommends preserving as many trees as feasible on this site. That would include on site trees along Kanis Road. Extra credit toward compliance with the Landscape Ordinance can be given when preserving trees of 6 inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. 3 April 15, 1999 SUBDIVISION ITEM NO.: A (Cont. G. ANALYSIS: FILE NO.: Z-6622 The applicant submitted a letter to staff on February 18, 1999 requesting that this item be deferred to the April 15, 1999 Planning Commission agenda. The applicant is attempting to work out the wastewater issues associated with this property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the deferral as requested. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Becky Johnson, Cindy Alberding and Jerry Johnson were present, representing the application. Staff gave a brief description of the proposed PD -O and discussed several changes which needed to be made in the site plan to make the plan more compatible with the proposed Kanis Road design overlay. The applicants noted that the hours of operation would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. The applicants also noted that signage would conform to the Kanis Road design overlay or as required. Parking was briefly discussed. The applicants stated that the number of parking spaces as shown on the site plan were needed based on the number of employees (6 full-time and 4 part-time), clients and visitors which would be coming to the site. Bob Turner, of Public Works, briefly reviewed the Public Works requirements. He indicated that the driveway location should align with White Road and be shared with the property immediately west. In response to one of the Public Works comments, the applicants noted that the proposed development would follow the slope of the land for the most part and that there would be no severe cuts. Bob Brown, Site Plan Review Specialist, reviewed the landscape and buffer requirements with the applicants. After the discussion, the Committee forwarded the PD -0 to the full Commission for resolution. 4 April 15, 1999 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-6622 PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff informed the Commission that the applicant had requested that this item be deferred to the April 15, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to April 15, 1999. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (APRIL 15, 1999) Becky Johnson and Mr. Fleming were present, representing the application. Staff gave a brief description of the PD -O and a recommendation of approval with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the City's Landscape and Buffer Ordinances. 3. Any site lighting should be low-level and directed away from adjacent property. 4. Signage must conform with the Kanis Road DOD, if adopted, otherwise signage must conform to the Zoning Ordinance standards for office zoned property. 5. If a septic system is used, approval from the Pulaski County Health Department must be received. Staff noted that the only outstanding issue was Public Works concern with the driveway location. Becky Johnson addressed the Commission in support of the application. Mrs. Johnson stated that if the driveway location were moved to the west property line several large trees would be lost. She noted that she understood if the driveway were approved as proposed then only a right-in/right-out would exist and this driveway would have no future median cut. Bob Turner, of Public Works, noted that there would be a median cut at White Road. He stated that access to this property should be aligned with White Road and shared with the property immediately west. 5 April 15, 1999 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-6622 Mr. Fleming noted that they would prefer to share a drive with the property to the east. He noted that a driveway along the west property line would cut into a five foot bank. Mr. Turner verified that if the driveway were approved as proposed, it would have no median cut. There was a brief discussion of this issue and the proposed Kanis Road Design Overlay District. There was additional discussion as to whether the driveway should be shared with the property to the west or the east and the future construction of Kanis Road. Judy Burke addressed the Commission and noted concerns with the buffer between her property to the north and this property. She stated that she would like to have a buffer larger than the 50 foot buffer shown on the site plan. Monte Moore, of the Planning Staff, noted that there was a 50 foot buffer shown on the site plan and that no development is shown within the rear 400 feet of this property. He noted that if any additional development is proposed in the future, it will come back to the Commission for approval. John Burnett spoke in favor of the application. He noted that he represented the seller of the property. He stated that the proposed use of the property would be very small scale and not adversely effect the area. There was additional discussion concerning the proposed Kanis Road DOD and the Master Street Plan. A motion was made to approve the PD -0 with the driveway location as proposed by the applicant and with the conditions as noted by staff. The motion was seconded. Commissioner Nunnley asked if approving the driveway in this location would set a precedent. Stephen Giles, City Attorney, stated that this application being a Planned Zoning Development allowed this type of variation. Jim Lawson, Director of Planning and Development, noted that the record should show that a future median cut for this driveway will not be allowed. The Chairman called the question. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.