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HomeMy WebLinkAboutZ-6622-A Staff AnalysisFILE NO.: Z -6622-A NAME: ICM - Revised Short -Form PD -O LOCATION: North side of Kanis Road approximately 500 feet west of Nix Road DEVELOPER: Independent Case Mgmt. 3000 Kavanaugh Blvd., Ste. 203 Little Rock, AR 72205 AREA: 2.83 acres ZONING: PD -0 ENGINEER: Marlar Engineering 5318 J.F.K. Blvd. North Little Rock, AR 72116 NUMBER OF LOTS: 1 ALLOWED USES: Office PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 On June 11 1999, the Board of Directors passed Ordinance No. 18,027 which rezoned this property from R-2 to PD -O. The approved PD -O allowed for construction of a 2,500 square foot (one story) office building for Independent Case Management. The approved site plan also showed small areas of parking along the east and north side of the building along with a single access point from Kanis Road, near the southeast corner of the property. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved site plan in order to move the driveway location and eliminate the small parking area along the north side of the building. The previously approved site plan showed the access drive to be near the southeast corner of the property. The applicant maintained during the previous public hearings that the driveway would be constructed FILE NO.: Z -6622-A (Cont.) where an existing driveway is located, in order to save existing trees on the site. As it turns out, the existing driveway is located near the center of the site and not near the southeast corner of the property as was represented on the previously submitted site plan. The driveway location as shown on the revised site plan is approximately 48 feet further west than was shown on the previous plan. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The area where the proposed building and parking area are to be located is in the process of being cleared. The general area is primarily single-family residential in nature. There is an office at the southwest corner of 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: All previous comments still apply. Incorporate driveway design in future Kanis Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Little Rock Wastewater Utility has not approved the use of the Holding Tank as shown on the Drawings. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. 2 FILE NO.: Z -6622-A (Cont. CATA: Site is not currently served by CATA, no comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The Land Use Plan currently shows Low Density Residential for this location. The proposed revision of the PD -0 is not a Land Use Plan issue. City Recognized Neighborhood Action Plan: The Rock Creek Neighborhood Action Plan recommends promotion of commercial and office development that enhances the primarily residential character of the community. Landscape Issues: 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. G. ANALYSIS: The Public Works department has indicated no problem with the proposed driveway location. Public Works notes that the driveway must be constructed to accommodate the future construction of Kanis Road. The applicant submitted a letter to staff on October 28, 1999. The letter notes that the driveway will be constructed to city standards and will meet the future lowering and construction of Kanis Road. As noted in paragraph E. of this report, the Little Rock Wastewater Department has not approved the use of the 3 FILE NO.: Z -6622-A (Cont.) holding tank as shown on the site plan. The applicant must contact Little Rock Wastewater regarding this issue. Otherwise, there should be no outstanding issues associated with the revised site plan. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD -0 subject to the following conditions: 1. The driveway must be constructed to city standards and accommodate the future construction of Kanis Road. 2. The holding tank as shown on the site plan must be approved by Little Rock Wastewater Utility. 3. Compliance with the Landscape requirements as noted in paragraphs F. of this report. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Cindy Alberding was present, representing the application. Staff briefly described the revised PD -0, noting that the driveway location was the only significant change in the previously approved site plan. Bob Turner, of Public Works, noted that the driveway should be designed and constructed to accommodate the future construction of Kanis Road, which would be approximately two feet lower than the current road elevation. He indicated that the proposed driveway location was not a problem. Ms. Alberding stated that Mr. Borkowski of Public Works, agreed to meet her at the site and look at the driveway situation. There being no further issues for discussion, the Committee forwarded the revised PD -0 to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 4 November 11, 1999 ITEM NO.: 10 FILE NO.: Z -6622-A NAME: ICM - Revised Short -Form PD -O LOCATION: North side of Kanis Road approximately 500 feet west of Nix Road DEVELOPER: ENGINEER: Independent Case Mgmt. Marlar Engineering 3000 Kavanaugh Blvd., Ste. 203 5318 J.F.K. Blvd. Little Rock, AR 72205 North Little Rock, AR 72116 AREA: 2.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PD -O ALLOWED USES: Office PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 1, 1999, the Board of Directors passed Ordinance No. 18,027 which rezoned this property from R-2 to PD -O. The approved PD -O allowed for construction of a 2,500 square foot (one story) office building for Independent Case Management. The approved site plan also showed small areas of parking along the east and north side of the building along with a single access point from Kanis Road, near the southeast corner of the property. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved site plan in order to move the driveway location and eliminate the small parking area along the north side of the building. The previously approved site plan showed the access drive to be near the southeast corner of the property. The applicant maintained during the previous November 11, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6622-A public hearings that the driveway would be constructed where an existing driveway is located, in order to save existing trees on the site. As it turns out, the existing driveway is located near the center of the site and not near the southeast corner of the property as was represented on the previously submitted site plan. The driveway location as shown on the revised site plan is approximately 48 feet further west than was shown on the previous plan. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The area where the proposed building and parking area are to be located is in the process of being cleared. The general area is primarily single-family residential in nature. There is an office at the southwest corner of 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: All previous comments still apply. Incorporate driveway design in future Kanis Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Little Rock Wastewater Utility has not approved the use of the Holding Tank as shown on the Drawings. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. 2 November 11, 1999 SUBDIVISION ITEM NO.: 10 (Cont. Fire Department: County Planning: No Comment. No Comment. FILE NO.: Z -6622-A CATA: Site is not currently served by CATA, no comment. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is in the Ellis Mountain Planning District. The Land Use Plan currently shows Low Density Residential for this location. The proposed revision of the PD -0 is not a Land Use Plan issue. City Recognized Neighborhood Action Plan: The Rock Creek Neighborhood Action Plan recommends promotion of commercial and office development that enhances the primarily residential character of the community. Landscape Issues: 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. G. ANALYSIS: The Public Works department has indicated no problem with the proposed driveway location. Public Works notes that the driveway must be constructed to accommodate the future construction of Kanis Road. The applicant submitted a letter to staff on October 28, 3 November 11, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6622-A 1999. The letter notes that the driveway will be constructed to city standards and will meet the future lowering and construction of Kanis Road. As noted in paragraph E. of this report, the Little Rock Wastewater Department has not approved the use of the holding tank as shown on the site plan. The applicant must contact Little Rock Wastewater regarding this issue. Otherwise, there should be no outstanding issues associated with the revised site plan. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD -0 subject to the following conditions: 1. The driveway must be constructed to city standards and accommodate the future construction of Kanis Road. 2. The holding tank as shown on the site plan must be approved by Little Rock Wastewater Utility. 3. Compliance with the Landscape requirements as noted in paragraphs F. of this report. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Cindy Alberding was present, representing the application. Staff briefly described the revised PD -O, noting that the driveway location was the only significant change in the previously approved site plan. Bob Turner, of Public Works, noted that the driveway should be designed and constructed to accommodate the future construction of Kanis Road, which would be approximately two feet lower than the current road elevation. He indicated that the proposed driveway location was not a problem. Ms. Alberding stated that Mr. Borkowski of Public Works, agreed to meet her at the site and look at the driveway situation. There being no further issues for discussion, the Committee forwarded the revised PD -0 to the full Commission for resolution. 4 November 11, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -6622-A PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 5