The URL can be used to link to this page

Home My WebLink AboutZ-6849 Staff AnalysisMay 11, 2000 ITEM NO.: 19 FILE NO.: Z-6849 NAME: Harris/Hathaway Office Building - Zoning Site Plan Review LOCATION: Northeast corner of Centerview Drive and Shackleford West Blvd. DEVELOPER: ENGINEER: Harris/Hathaway J.V., LLC Development Consultants, Inc. 100 Morgan Keegan Dr. 2200 N. Rodney Parham Rd., Suite 120 Suite 220 Little Rock, AR 72202 Little Rock, AR 72212 6.92 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: 1. Variance from the minimum required driveway spacing standards. BACKGROUND: The property at the northeast corner of Centerview Dr. and Shackleford West Blvd. is zoned C-2, which is one of the City's Zoning Site Plan Review districts. Any development within this zoning district requires site plan review and approval by the Planning Commission. A. PROPOSAL/REQUEST: The applicant proposes to construct an office building on the 6.92 -acre site at the northeast corner of Centerview Dr. and Shackleford West Blvd. The proposed facility will house the new Federal Bureau of Investigation (FBI) field office._ Incorporated into the building are areas for a basement level parking garage and a maintenance/work area May 11, 2000 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6849 for operations vehicles, electronics and communication equipment. The breakdown of building uses are as follows: • office area - 90,000 square feet • maintenance area - 16,000 square feet ■ parking garage - 41,500 square feet The applicant is proposing a total of 227 parking spaces for the project as follows: • staff parking (exterior) - 105 spaces ■ visitor parking (exterior) - 20 spaces • staff and operation parking (parking garage) - 102 spaces Two (2) access points are proposed, one (1) from Centerview Dr. and one (1) from Shackleford West Blvd. The applicant is requesting a variance from the minimum driveway spacing standards for each driveway (setback from property lines). The applicant is proposing a 6 foot high ornamental iron fence around the perimeter of the property. The fence will be constructed to a standard which will allow it to function as a vehicular barrier. The applicant notes that the main office building will be approximately 30.5 feet in height, with the maintenance section of the structure being approximately 19.5 feet high. The applicant has also noted that specific signage has not been determined at this time, but any signage installed on the property will conform to the City's zoning Ordinance standards. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded. The site is slightly above the grade of the existing adjacent streets. There is office zoned property to the south across Shackleford West Blvd. and to the west across Centerview Dr. There is additional C-2 zoned property immediately east, with an office building currently under construction further east along the south side of Shackleford West Blvd. There is a mixture of office, residential and undeveloped property to the north along Kanis Road. C. NEIGHBORHOOD COMMENTS: There,Gibralter Heights/Point West/Timber Ridge and Sandpiper Neighborhood Associations were notified of the public hearing. As of this writing, staff has received 2 May 11, 2000 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6849 one (1) phone call from a person requesting information on this project. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Provide street light design and construct with prior approval by Traffic Engineering. 6. Redesign employee entrance to accommodate safe turn around without pulling on the street. 7. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be 'required with a building permit. S. The address assigned for this project is 10900 Shackleford West Blvd. 9. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 10. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: A 10 foot easement is requested along the east and west property lines. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $150 per acre applies in addition to normal charges. On-site fire protection will be required. 3 May 11, 2000 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6849 Fire Department: Contact Dennis Free at 918-3752 regarding fire hydrants. County Planning: No Comment received. CATA:. No Affect -Not on a dedicated bus route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements when averaged out. However, a portion of the proposed street buffer along Shackleford West Blvd. drops below the full width requirement of twenty-seven feet by twelve feet. 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 inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan to staff on April 26, 2000. The revised plan addresses most of the issues as raised by staff and the Subdivision Committee. The applicant has noted that the maximum retaining wall height will be approximately 15 feet at the north end of the parking and drive area. The applicant has also noted the 40 foot OS strip along the property's north boundary. The barrier fence is located within this OS strip. The applicant proposes to angle the fence through this area and to remove no trees, if possible•. Staff recognizes that a select number of trees may have to be removed to construct the fence, and that this number will be vary minimal. 4 May 11, 2000 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6849 The proposed building height and setbacks conforms to the City's Zoning Ordinance standards. The applicant is proposing 227 parking spaces for this development. The ordinance requires a minimum of 191 parking spaces for this amount of office space. The remaining 36 parking spaces should be sufficient to serve the maintenance area of the building. As noted in paragraph A., the applicant is proposing a variance from the minimum driveway spacing standards for each proposed driveway. The ordinance requires that a driveway have a setback of 125 feet from a property line. The driveway on Centerview Drive has a setback of 65.5 feet and the driveway on Shackleford West Drive has a setback of 90 feet. Public Works supports the variance for driveway spacing, as the drive locations are key components of the applicant's site plan. One issue which needs to be resolved is right-of-way dedication and street improvements to Kanis Road. According to Public Works, a portion of this property (northwest corner) has Kanis Road frontage, which would require right-of-way dedication and street improvements. Staff will attempt to resolve this issue prior to the public hearing. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The issue relating to Kanis Road right-of-way dedication and street improvements must be resolved. 3. Any site lighting must be directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. Staff recommends approval of the variance from the minimum driveway spacing standards as noted in paragraph G. 6. The 40 foot OS zoned area along the property's north boundary line must remain undisturbed. 5 May 11, 2000 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z-6849 SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Robert Brown and John Kincaid were present, representing the application. Staff briefly described the site plan, noting that additional information was needed. Mr. Brown noted that this development appeared to have no conflict with the 40 foot OS strip along the south side of Kanis Road. This area was briefly discussed. The proposed perimeter fence was also discussed. The Public Works requirements were briefly discussed. It was noted that a variance for driveway spacing was requested. There being no further issues for discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) 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 Chairperson 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 8 ayes, 0 nays, 2 absent and 1 open position. C