Loading...
HomeMy WebLinkAboutZ-6915-B Staff AnalysisAugust 18, 2005 ITEM NO.: 11 ILE NO.: Z -6915-B NAME: Gamble Road Short -form PCD and Gamble Road Right of Way Abandonment LOCATION: Located on the Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: Davis Properties P.O. Box 241025 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.22 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 2 0-3, General Office District General Office District PCD PROPOSED USE: 0-3 and C-3 District uses VARiANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 A request to rezone the site from 0-3 to PCD was reviewed and approved by the Little Rock Planning Commission at their March 8, 2001, Public Hearing. This applicant requested staff not forward the item to the Board of Directors for final action therefore the property remained zoned 0-3. The applicant proposed a three -lot plat to consist of 0-3 permitted uses and a furniture store. The Planning Commission reviewed and approved a request for a preliminary plat of this site at their May 26, 2005, Public Hearing. The applicant requested the subdivision of 3.22 acres of 0-3, General Office District zoned property into two lots. The average lot size proposed was 1.79 acre with Lot 1 being 1.23 acres and Lot 2 being 2.34 acres. Au,gust 16, 2005 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -6915-B Proposed Lot 1 had street frontage to Chenal Parkway but was not allowed a driveway access. A cross access and utility easement was being proposed to serve proposed Lot 1. There was an existing building located on Lot 1. A five-year deferral of the required street improvements was also approved. A. PROPOSAUREQUEST: The applicant is now proposing the rezoning of previously proposed Lot 2 to PCD to be developed as the Gamble Road Plaza Center. Gamble Road Plaza is proposed as a three-story building with a lower level, a main level and an upper level. The lower level will be used for office space and some storage space. The main level is proposed with retail space and the upper level will contain office space. The applicant has indicated the development will include stairs located in the center of the building and on the south side; an elevator will be located on the north side of the building. The lower level will be accessed only from the north side or rear of the building. The main level will be approximately on -grade with Chenal Parkway and setback from the right of way a similar distance as the Chenal Creek Shopping Center directly adjacent to the east and the existing office building to the west. Parking will be located on the south, or front side of the building, and also on the north side of the building. The applicant has indicated the site will be developed with approximately 12,000 square feet of retail space and 19,630 square feet of office space. The development is proposed as 62 percent office utilizing 0-3 uses and 38 percent commercial utilizing C-1, General Commercial District uses. The applicant has indicated a furniture store is proposed to locate on the site along with several office users. The applicant has indicated the furniture store will have an area of showroom and display along with an area of warehousing. The applicant is proposing the right of way for Gamble Road be abandoned and access to Rock Creek Park to the north preserved via an access and utility easement located within the east 20 -feet of the existing right of way. The applicant has also indicated landscape buffers for the project are requested as indicated on the submitted site plan. Access to Lot 1 will be maintained with an access easement for use of the existing driveway along the east side of Lot 1. B. EXISTING CONDITIONS: The site contains an existing medical office building taking access from Gamble Road. There is an apartment complex located to the west of the site. To the north of the site is the Rock Creek Floodway; an area identified on the Parks Master Plan as recreational open space. The area to the east of the site is zoned PCD and is a strip retail center. South of the site are commercial uses located on C-3, General Commercial District zoned property. 2 August 18, 2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6915-B C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association and the Gibralter Heights Neighborhood Association along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required to be shown on the plat. 2. With this proposal, the old Gamble Road right-of-way is to be abandoned. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. Close the southern -most drive and construct a 36 -foot wide drive into the property. Contact Bill Henry, Traffic Engineering at (501) 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required to continue service to Lot 1. Service lines for Lot 1 cannot cross Lot 2 to access the Little Rock Wastewater Utility sewer main. Right of way for Gamble Road must be retained as easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. K, August 18, 2005 SUBDIVISION ITEM NO.: 11 Cont.) FILE NO.: Z -6915-B Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). No signs, light poles, flag poles or other objects with foundations will be allowed within the waterline easement crossing this property. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 - the West Markham Bus Route. F. I S SU ESITECH N I CAUD ES I G N: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a zoning change from 0-3 (General Office District) to PCD (Planned Commercial Development) for construction of a new three-story building with a mixture of commercial and office uses. After initial review Staff believes a Land Use Plan change will be necessary if the PCD is approved. Therefore, a Plan change to Mixed Office Commercial will be sent to the Little Rock Board of Directors with the zoning change if approved by the Commission. The existing use and zoning has been office for a number of years. This application will add the possibility of some commercial on the site as well. To the east is a shopping center with PCD zoning and a Commercial Land Use classification. To the west is an apartment complex with an R5 Urban Residential zoning and a Multifamily Land Use classification. The Mixed Office commercial can provide a good transition between these two use groups. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Chenal Parkway may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class I bikeway is shown north of the development following Rock Creek. A Class I bikeway is built separate from or alongside a road. This development will not affect the proposed bikeway. 4 August 18, 2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6915-B City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed one objective relevant to this case. The first objective is "Encourage all commercial and office development in the community to be subject to neighborhood input prior to City approval." This objective consists of an action statement indicating the need to "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." The PZD process will allow nearby neighbors to identify possible concerns with the project. Landscape: The plan submitted does not provide the required average on-site street buffer width of 24 feet. Additionally, most of the proposed street buffer width is less than the 12 feet minimum allowed at any given point. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern perimeter. An irrigation system to water landscape areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the development indicating the applicant was requesting a rezoning of the site from 0-3 to PCD and the abandonment of the right of way for Gamble Road, which abutted the site to the east. Staff requested the applicant provide the total building height, the location of dumpsters, the location of any proposed fencing along with a note concerning the height and construction material and the total square footage of commercial and office to be located on the site. Staff also questioned the number of stories of the building facing Chenal Parkway. The applicant stated the building would be two story when viewed from the Parkway and three story when viewed from the rear. Public Works comments were addressed. Staff stated a grading permit would be required prior to the start of construction. Staff also stated the storm water detention ordinance would apply to the property. Staff noted the driveway running parallel to the street should not create a four way intersection within 75 - feet of the future curb line for Chenal Parkway. Landscape comments were addressed. Staff stated the plan submitted did not provide the required on-site street buffer of 24 -feet. Staff stated the buffer should not be less than a 12 -foot minimum. 4 August 18, 2005 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -6915-B Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the total building height (50 -feet), the location of the dumpsters, the location of all proposed fencing and the total square footage of commercial and office to be located on the site. The applicant has indicated the site will be developed with approximately 12,000 square feet of retail space and 19,630 square feet of office space. The development is proposed as fit percent office utilizing 0-3 uses and 38 percent commercial utilizing C-1, General Commercial District uses. The applicant has indicated a furniture store is proposed to locate on the site along with several office users. The applicant has indicated the furniture store will have an area of showroom and display along with an area of warehousing. Parking will be located on the south, or front side of the building and also on the north side of the building and to the north of the existing building. The site plan includes the placement of 135 parking spaces on the site. The typical minimum parking required for a development of this nature would be 89 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking required. The applicant has indicated a single sign located near the entrance drive. The applicant has indicated the sign will comply with the Chenal/Financial Center Design Overlay District or a maximum of eight feet in height and one hundreds square feet in area. The sign is located within an existing Central Arkansas Water (CAW) waterline easement. CAW has indicated in the comments the sign will not be allowed in this location. The applicant has indicated they will work with CAW to "franchise" the sign location. The applicant has indicated should an agreement not be reached the sign will then be relocate to the landscaped island located just north of the CAW waterline easement. Staff is supportive of the applicant's indicated signage plan. The applicant has indicated the proposed dumpster along the northern property line adjacent to the City owned parking property. The applicant has indicated the dumpster will be screened per City Ordinance standard or on at least three sides with a fence or wall. The applicant has indicated the hours of dumpster service on weekdays from 7 am to 7 pm. A August 18, 2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6915-B The applicant has also indicated landscape buffers for the project are requested as indicated on the submitted site plan. The plan submitted does not provide the required average on-site street buffer width of 24 feet adjacent to Chenal Parkway and most of the proposed street buffer width is less than the 12 feet minimum allowed at any given point. The applicant has indicated the driveway, which serves Lot 1 of the development exists as are the building, landscaping and parking. The applicant has indicated the desire of the developers is to match the existing parking and landscaping located to the west of this site. In addition, the applicant has indicated previous dedications of right of way make it difficult to provide the required street buffer and is requesting the Commission approve a reduction in the required street buffering. Staff is supportive of this request but the request will also require approval from the City Beautiful Commission. The applicant has indicated screening will be provided along the northern perimeter of the site. The site plan includes the placement of evergreen plantings or a six-foot wood fence. Staff is supportive of the indicated screening. The applicant is proposing the right of way for Gamble Road be abandoned and access to Rock Creek Park to the north preserved via an access and utility easement located within the east 20 -feet of the existing right of way. The adjoining property owner has provided staff with a letter concurring with the right of way abandonment and the allowance of the east 20 -feet as an access easement to Rock Creek Park. The applicant is working to secure approval letters for abandonment from the area utility companies. These agencies have indicated their desire for the maintenance of a portion of the right of way as a utility easement. Staff is supportive of the right of way abandonment request. Staff is supportive of the applicant's request. The applicant's request would allow for commercial activity on the site but would be predominately an office use. There are intense commercial uses located to the east and south of the site and multi -family is located to the west of the site. Staff feels the development would allow a transition from the nearby commercial activities and the residential units located to the west. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the applicant's request for the right of way abandonment of Gamble Road adjacent to the site subject to the maintenance of all required utility easements and the 20 -foot access easement to City owned property located to the north. 7 August 18,'2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6915-B PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request for the right of way abandonment of Gamble Road adjacent to the site subject to the maintenance of all required utility easements and the 20 -foot access easement to City owned property located to the north. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse. Es3 FILE NO.: Z -6915-B NAME: Gamble Road Short -form PCD and Gamble Road Right of Way Abandonment LOCATION: Located on the Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: Davis Properties P.O. Box 241025 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.22 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 0-3, General Office District General Office District PCD 0-3 and C-3 District uses VARIAN CESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 A request to rezone the site from 0-3 to PCD was reviewed and approved by the Little Rock Planning Commission at their March 8, 2001, Public Hearing. This applicant requested staff not forward the item to the Board of Directors for final action therefore the property remained zoned 0-3. The applicant proposed a three -lot plat to consist of 0-3 permitted uses and a furniture store. The Planning Commission reviewed and approved a request for a preliminary plat of this site at their May 26, 2005, Public Hearing. The applicant requested the subdivision of 3.22 acres of 0-3, General Office District zoned property into two lots. The average lot size proposed was 1.79 acre with Lot 1 being 1.23 acres and Lot 2 being 2.34 acres. Proposed Lot 1 had street frontage to Chenal Parkway but was not allowed a driveway FILE NO_: Z -6915-B (Cont. access. A cross access and utility easement was being proposed to serve proposed Lot 1. There was an existing building located on Lot 1. A five-year deferral of the required street improvements was also approved. A. PROPOSAUREQUEST: The applicant is now proposing the rezoning of previously proposed Lot 2 to PCD to be developed as the Gamble Road Plaza Center. Gamble Road Plaza is proposed as a three-story building with a lower level, a main level and an upper level. The lower level will be used for office space and some storage space. The main level is proposed with retail space and the upper level will contain office space. The applicant has indicated the development will include stairs located in the center of the building and on the south side; an elevator will be located on the north side of the building. The lower level will be accessed only from the north side or rear of the building. The main level will be approximately on -grade with Chenal Parkway and setback from the right of way a similar distance as the Chenal Creek Shopping Center directly adjacent to the east and the existing office building to the west. Parking will be located on the south, or front side of the building, and also on the north side of the building. The applicant has indicated the site will be developed with approximately 12,000 square feet of retail space and 19,630 square feet of office space. The development is proposed as 62 percent office utilizing 0-3 uses and 38 percent commercial utilizing C-1, General Commercial District uses. The applicant has indicated a furniture store is proposed to locate on the site along with several office users. The applicant has indicated the furniture store will have an area of showroom and display along with an area of warehousing. The applicant is proposing the right of way for Gamble Road be abandoned and access to Rock Creek Park to the north preserved via an access and utility easement located within the east 20 -feet of the existing right of way. The applicant has also indicated landscape buffers for the project are requested as indicated on the submitted site plan. Access to Lot 1 will be maintained with an access easement for use of the existing driveway along the east side of Lot 1. B. EXISTING CONDITIONS: The site contains an existing medical office building taking access from Gamble Road. There is an apartment complex located to the west of the site. To the north of the site is the Rock Creek Floodway; an area identified on the Parks Master Plan as recreational open space. The area to the east of the site is zoned PCD and is a strip retail center. South of the site are commercial uses located on C-3, General Commercial District zoned property. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association and the Gibralter Heights Neighborhood Association along with all property owners located within 200 -feet 2 FILE NO.: Z -6915-B Cont. of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required to be shown on the plat. 2. With this proposal, the old Gamble Road right-of-way is to be abandoned. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. Close the southern -most drive and construct a 36 -foot wide drive into the property. Contact Bill Henry, Traffic Engineering at (501) 379-1816. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required to continue service to Lot 1. Service lines for Lot 1 cannot cross Lot 2 to access the Little Rock Wastewater Utility sewer main. Right of way for Gamble Road must be retained as easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). No signs, light poles, flag poles or other objects with foundations will be allowed within the waterline easement crossing this property. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. 3 O.: Z -6915-B (Co County Planninq: No comment. CATA: The site is located near CATA Bus Route #5 - the West Markham Bus Route. F. ISSU ESITECHN I CALIDESI GN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a zoning change from 0-3 (General Office District) to PCD (Planned Commercial Development) for construction of a new three-story building with a mixture of commercial and office uses. After initial review Staff believes a Land Use Plan change will be necessary if the PCD is approved. Therefore, a Plan change to Mixed Office Commercial will be sent to the Little Rock Board of Directors with the zoning change if approved by the Commission. The existing use and zoning has been office for a number of years. This application will add the possibility of some commercial on the site as well. To the east is a shopping center with PCD zoning and a Commercial Land Use classification. To the west is an apartment complex with an R5 Urban Residential zoning and a Multifamily Land Use classification. The Mixed Office commercial can provide a good transition between these two use groups. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Chenal Parkway may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class I bikeway is shown north of the development following Rock Creek. A Class I bikeway is built separate from or alongside a road. This development will not affect the proposed bikeway. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed one objective relevant to this case. The first objective is Encourage all commercial and office development in the community to be subject to neighborhood input prior to City approval." This objective consists of an action statement indicating the need to "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." The PZD process will allow nearby neighbors to identify possible concerns with the project. Landscape: The plan submitted does not provide the required average on-site street buffer width of 24 feet. Additionally, most of the proposed street buffer width is less than the 12 feet minimum allowed at any given point. 4 FILE NO.: Z -6915-B Cont. G H A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern perimeter. An irrigation system to water landscape areas will be required. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the development indicating the applicant was requesting a rezoning of the site from 0-3 to PCD and the abandonment of the right of way for Gamble Road, which abutted the site to the east. Staff requested the applicant provide the total building height, the location of dumpsters, the location of any proposed fencing along with a note concerning the height and construction material and the total square footage of commercial and office to be located on the site. Staff also questioned the number of stories of the building facing Chenal Parkway. The applicant stated the building would be two story when viewed from the Parkway and three story when viewed from the rear. Public Works comments were addressed. Staff stated a grading permit would be required prior to the start of construction. Staff also stated the storm water detention ordinance would apply to the property. Staff noted the driveway running parallel to the street should not create a four way intersection within 75 - feet of the future curb line for Chenal Parkway. Landscape comments were addressed. Staff stated the plan submitted did not provide the required on-site street buffer of 24 -feet. Staff stated the buffer should not be less than a 12 -foot minimum. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the total building height (50 -feet), the location of the dumpsters, the location of all proposed fencing and the total square footage of commercial and office to be located on the site. The applicant has indicated the site will be developed with approximately 12,000 square feet of retail space and 19,530 square feet of office space. The development is proposed as 62 percent office utilizing 0-3 uses and 38 percent commercial utilizing C-1, General Commercial District uses. The applicant has indicated a furniture store is proposed to locate on the site along with several office users. The applicant has indicated the furniture store will have an area of showroom and display along with an area of warehousing. 5 FILE NO.: Z -6915-B (Cont. Parking will be located on the south, or front side of the building and also on the north side of the building and to the north of the existing building. The site plan includes the placement of 135 parking spaces on the site. The typical minimum parking required for a development of this nature would be 89 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking required. The applicant has indicated a single sign located near the entrance drive. The applicant has indicated the sign will comply with the Chenal/Financial Center Design Overlay District or a maximum of eight feet in height and one hundreds square feet in area. The sign is located within an existing Central Arkansas Water (CAW) waterline easement. CAW has indicated in the comments the sign will not be allowed in this location. The applicant has indicated they will work with CAW to "franchise" the sign location. The applicant has indicated should an agreement not be reached the sign will then be relocate to the landscaped island located just north of the CAW waterline easement. Staff is supportive of the applicant's indicated signage plan. The applicant has indicated the proposed dumpster along the northern property line adjacent to the City owned parking property. The applicant has indicated the dumpster will be screened per City Ordinance standard or on at least three sides with a fence or wall. The applicant has indicated the hours of dumpster service on weekdays from 7 am to 7 pm. The applicant has also indicated landscape buffers for the project are requested as indicated on the submitted site plan. The plan submitted does not provide the required average on-site street buffer width of 24 feet adjacent to Chenal Parkway and most of the proposed street buffer width is less than the 12 feet minimum allowed at any given point. The applicant has indicated the driveway, which serves Lot 1 of the development exists as are the building, landscaping and parking. The applicant has indicated the desire of the developers is to match the existing parking and landscaping located to the west of this site. In addition, the applicant has indicated previous dedications of right of way make it difficult to provide the required street buffer and is requesting the Commission approve a reduction in the required street buffering. Staff is supportive of this request but the request will also require approval from the City Beautiful Commission. The applicant has indicated screening will be provided along the northern perimeter of the site. The site plan includes the placement of evergreen plantings or a six-foot wood fence. Staff is supportive of the indicated screening. The applicant is proposing the right of way for Gamble Road be abandoned and access to Rock Creek Park to the north preserved via an access and utility easement located within the east 20 feet of the existing right of way. The adjoining property owner has provided staff with a letter concurring with the right of way abandonment and the allowance of the east 20 -feet as an access easement to Rock Creek Park. The applicant is working to secure approval FILE NO.: Z -6915-B Cont. letters for abandonment from the area utility companies. These agencies have indicated their desire for the maintenance of a portion of the right of way as a utility easement. Staff is supportive of the right of way abandonment request. Staff is supportive of the applicant's request. The applicant's request would allow for commercial activity on the site but would be predominately an office use. There are intense commercial uses located to the east and south of the site and multi -family is located to the west of the site. Staff feels the development would allow a transition from the nearby commercial activities and the residential units located to the west. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the applicant's request for the right of way abandonment of Gamble Road adjacent to the site subject to the maintenance of all required utility easements and the 20 -foot access easement to City owned property located to the north. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request for the right of way abandonment of Gamble Road adjacent to the site subject to the maintenance of all required utility easements and the 20 -foot access easement to City owned property located to the north. There was no further discussion of the item. The chair placement of the item for inclusion on the consent agenda carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse. 7 entertained a motion for for approval. The motion