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Home My WebLink AboutZ-7024 Staff AnalysisOctober 4, 2001 ITEM NO.: D FILE NO.: Z-7024 NAME: Chenal Valley (Tract 6A) - Zoning Site Plan Review LOCATION: Northwest corner of Rahling Road and Chenal Valley Drive DEVELOPER: ENGINEER: Deltic Timber Corporation. White-Daters and Associates #7 Chenal Club Circle 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 9.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-2 ALLOWED USES: Office PROPOSED USE: Office BACKGROUND: Tract 6A of the Chenal Valley Subdivision is zoned 0-2, which is a site plan review zoning. Any proposed development of this property requires a site plan review by the Planning Commission. A. PROPOSAL/PROQUEST: The applicant proposes to construct a two-story, 100,000 square foot office building on this 0-2 zoned, 9.82± acre tract. The associated 633 space parking lot will be accessed via two driveways from Rahling Road. One ground - mounted sign (6 feet in height, 60 square feet in area) will be located on the site. Building setbacks, landscaping and parking exceed ordinance minimums. The applicant states the requested number of parking spaces is needed due to the number of employees on the site. The code requires 205 spaces for this size office building. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. There is undeveloped 0-2 zoned property immediately east of this site, with undeveloped C-3 zoned property to the west. October 4, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7024 There is also undeveloped 0-2 property to the south across Rahling Road, with the Village at Rahling Road commercial development to the southwest. There is an apartment complex immediately north of this site along Chenal Valley Office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established nearby neighborhood association to notify of the public hearing. All owners of property within 200 feet of the site have been notified twice of the request. 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. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property. 6. Grading permit will be required on this development by Ordinance 18,361. 7. Provide detailed drainage plan at the time of building permit. 8. Easements for proposed stormwater detention facilities are required. 9. Easements shown for proposed storm drainage are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Ten (10) foot utility easements are requested along the north, east and west property lines. Contact utility for details. ARKLA: No Comment received. Southwestern Bell: No Comment received. 2 October 4, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7024 Water: An acreage charge in the amount of $300 per acre applies to this property in addition to normal charges. On-site fire protection may be required. Fire Department: No Comment. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: In order to receive credit for required interior landscaping, interior landscape islands must be at least 300 square feet in area and at least 7 ;-.� feet in width. Many of the proposed interior landscaping areas do not satisfy this requirement. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary for the landscape plan to be stamped by the seal of a Registered Landscape Architect. Since this is a tree -covered site, the City Beautiful Commission recommends preserving as many trees on this tree -covered site as feasible, extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (MAY 10, 2001) The applicant was present. Staff noted the Landscape and Public Works Comments. It was noted that a variance would 3 October 4, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7024 be needed for driveway spacing. Public Works staff stated they would support a variance. Planning Staff requested additional information on signage, building height, dumpster location and screening. The applicant was advised to submit a revised site plan and responses to staff issues no later than Wednesday, May 16, 2001. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: After having requested deferral of the item several times, the applicant has decided to go forward with the application. A revised site plan was submitted to staff on September 19, 2001. The revised plan addresses staff concerns and questions. Signage, building height, dumpster and screening details were provided as outlined in the preceding paragraphs. To staff's knowledge, there are no outstanding issues. The plan conforms to ordinance standards for the 0-2 district. Staff is supporting the one requested variance; that being to allow driveway spacing as indicated. This proposed, two-story office building should be compatible with development in the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to compliance with the requirements outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested driveway spacing variance. STAFF NOTE: The applicant submitted a letter to staff on May 16, 2001 requesting that this application be deferred to the July 12, 2001 Planning Commission agenda. Staff supports the deferral as requested. 4 October 4, 2001 SUBDIVISION ITEM NO.: D (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-7024 (MAY 31, 2001) Staff informed the Commission that the applicant submitted a letter on May 16, 2001 requesting that this item be deferred to the July 12, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 12, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. STAFF UPDATE: The applicant submitted a letter to staff on June 25, 2001 requesting that the application be deferred to the August 23, 2001 agenda. Staff supports the deferral as requested. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff informed the Commission that the applicant submitted a letter on June 251 2001 requesting that this item be deferred to the August 23, 2001 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the August 23, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. STAFF UPDATE: The applicant submitted a letter to staff on August 8, 2001 requesting that this application be deferred to the October 4, 2001 agenda. This is the applicant's third request for deferral and will require a waiver of the Planning Commission bylaws. The applicant will be required to re -notify the surrounding property owners. Staff supports the deferral as requested. 5 October 4, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7024 PLANNING COMMISSION ACTION: (AUGUST 23, 2001) Staff informed the Commission that the applicant submitted a letter on August 8, 2001 requesting that this item be deferred to the October 4, 2001 agenda. Staff supported the deferral as requested. With a vote of 10 ayes, 0 nays and 1 absent, the Commission voted to waive the bylaws and accept the applicant's third request for a deferral. Staff noted that the applicant would be required to re -notify the surrounding property owners. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 4, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 4, 2001) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of the driveway spacing variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 6