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HomeMy WebLinkAboutZ-7025 Staff AnalysisFILE NO.: Z-7025 NAME: West Park Office Centre - Long -Form PCD LOCATION: Northeast corner of Bowman and Kanis Roads DEVELOPER: ENGINEER: Davis Properties Richburg/Rickett Consulting Engineers P. O. Box 241025 #1 Seven Acres Dr. Little Rock, AR 72223 Little Rock, AR 72223 AREA: 6.992 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 6.99 acre property at the northeast corner of Bowman and Kanis Roads from R-2 to PCD for a Mixed Office/Commercial development. The proposed site plan shows a total of eight (8) buildings with proposed uses as follows: Buildings A -D - 60% commercial (C-3 permitted uses) 405 general/professional office Building E - general/professional office Buildings F -H - office/office-warehouse, with a maximum of 70% warehouse space The proposed development will have approximately 28,830 square feet of commercial space, 45,830 square feet of office space and 25,410 square feet of warehouse space. The proposed hours of operation will be 6:00 a.m. - 9:30 p.m., Monday -Saturday. FILE NO.: Z-7025 (Cont. The applicant proposes a,total of 233 parking spaces to serve the development. Two (2) access points are proposed, one (1) driveway from Kanis Road and one (1) driveway from Bowman Road. The proposed site plan shows a monument -type ground -mounted sign near the southwest corner of the property. The applicant notes that the sign will have a maximum height of eight (8) feet and a maximum area of 160 square feet. The applicant notes that the project will be developed in two (2) phases. Phase I will include Buildings A -C, associated parking areas and a single access point from Bowman Road. The Bowman Road improvements and a portion of the Kanis Road improvements will be made during Phase I construction. The applicant notes that the remainder of the site will remain undisturbed until Phase II construction takes place. The applicant has also provided proposed building elevations (see attached), with the following description of the exterior building construction: "The project will consist of eight buildings that are veneered with a combination of four - inch split -face concrete block, brick and an exterior insulated finish system (eifs). The bottom three feet will be the split -face block base with the next seventeen feet to be brick veneer that will be articulated with some banded reveals and medallions above each window. The fagade will then be capped with an eifs cornice that is four feet high to create a building height of twenty-four feet. The entries to each building/tenant will be either a ten -foot or six-foot wide entry with an eifs surround. Each surround will project from the face of the building one -foot and articulate each entry as well as provide cover. The rear face of each building will be a pre - finished metal panel on the service side with six foot wide double doors as required by each tenant." Please see the attached site and parking locations along improvements. The site plan line as noted earlier. B. EXISTING CONDITIONS: plan for the proposed building with the other proposed also shows the proposed phase The property is currently undeveloped and wooded. There are commercial uses and zoning across Kanis Road to the south and southwest. There is a plant nursery across 2 FILE NO.: Z-7025 (Cont. Bowman Road to the west., There is a business and office use immediately commercial development to the north Bowman Road, with the Wal-Mart/Sam's Bowman Road to the northwest. C. NEIGHBORHOOD COMMENTS: plumbing contractor's east. There is a along the east side of development across As of this writing, staff has received several phone calls (as a result of the posted sign). from persons requesting information on this application. The John Barrow and Gibraltar Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 55 feet from centerline will be required for the first 275 feet, 45 feet for all remaining parts. 2. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. (Verify location of existing centerline) 3. A 20 foot radial dedication of right-of-way is required at the corner of Bowman and Kanis Roads. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Easements shown for proposed storm drainage are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy': Ten (10) foot easements are requested along the east property line and interior. Contact utility for details. ARKLA: No Comment received. 3 FILE NO.: Z-7025 (Cont. Southwestern Bell: Developer will have to consider conduit for SWBT access from right-of-way to buildings. Contact utility for details. Water: A development fee based on the size of connection will apply in addition to normal charges. On-site fire protection may be required. If water facilities need to be adjusted and/or relocated, contact the Water Works. That work would be done at the expense of the developer. Fire Department: Contact Dennis Free at 918-3752 regarding turning radii and placement of fire hydrants. 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: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Office and Commercial for this property. The applicant has applied for a Planned Commercial Development for a mixed office and commercial development. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape Issues: The proposed on-site street buffer along Kanis Road drops below the required average width of 38 feet and below the minimum width allowed at any given point of 19 feet. The proposed on-site street buffer along Bowman Road drops below the required average width of 27 feet and below the minimum width allowed at any given point of 13 '-it feet. The proposed land use buffer along the eastern perimeter must not drop below the minimum width allowed at any given point of 9 feet in the proposed area of the dumpsters. 4 FILE NO.: Z-7025 (Cont.) A 6 -foot high opaque scrden, dither a wooden fence with its face side directed outward or dense evergreen plantings is required along the eastern perimeter. Interior landscape islands must be at least 150 square feet in area. An irrigation system to water landscaped areas is required. Prior to receiving a building permit, it will be necessary that the landscape plan be stamped with the seal of a Registered Landscape Architect. Since this is a tree -covered site, the City Beautiful Commission recommends preserving as many trees as feasible. Extra credit can given toward compliance with the Landscape Ordinance, when preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: 14 (May 10, 2001) Max Davis, Barry Williams and Wes Garrett were present, representing the application. Staff briefly described the proposed PCD, noting that some additional project information was needed. The Public Works requirements were briefly discussed. Public Works noted that the driveway locations as proposed would be acceptable. The proposed phasing plan for the development (including street improvements) was briefly discussed. The retaining wall along the north property line was briefly discussed. Mr. Williams noted that the maximum height of the wall will be approximately ten (10) feet at the highest point. The landscape requirements were briefly discussed. Mr. Williams noted that the site plan would conform to the current landscape and buffer requirements. After the discussion, the Committee forwarded the PCD to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff on May 16, 2001. The revised plan addresses the issues as raised 5 FILE NO.: Z-7025 (Cont.) by staff and the Subdivision Committee. The revised plan provides building heights, sign details and the proposed phase line. Staff reviewed the revised site plan with respect to landscape and buffer requirements. The revised site plan conforms to the current landscape and buffer ordinances. As noted in paragraph G., the retaining wall along the north property line will have a maximum height of approximately 10 feet. Therefore, the retaining wall will also conform to ordinance standards. A total of 233 parking spaces is proposed to serve the office/commercial development. The typical minimum number of parking spaces for this development would be 260 spaces. Staff supports the parking plan as proposed. Public Works has also reviewed the revised site plan and notes that there are no unresolved issues. The required right-of-way and street improvements for Bowman and Kanis Roads will be provided. Staff feels that the applicant has done an above average job in addressing the issues as raised by staff during the review of this project. The 6.99 acre property is shown as Mixed Office and Commercial on the City's Land Use Plan. The mixed use development as proposed should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4. The proposed monument -type ground -mounted sign will have a maximum height of eight (8) feet and a maximum area of 160 square feet for the entire sign structure. 5. Phase II as shown on the proposed site plan must remain undisturbed until Phase II construction takes place. 6. The uses for the proposed buildings will be restricted as noted in paragraph A. of this report. FILE NO.: Z-7025 (Cont.) PLANNING COMMISSION ACTION: (MAY 31, 2001) 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 7 ayes, 0 nays, 3 absent and 1 open position. 7 May 31, 2001 ITEM NO.: 8 FILE NO.: Z-7025 NAME: West Park Office Centre - Long -Form PCD LOCATION: Northeast corner of Bowman and Kanis Roads DEVELOPER: ENGINEER: Davis Properties Richburg/Rickett Consulting Engineers P. O. Box 241025 #1 Seven Acres Dr. Little Rock, AR 72223 Little Rock, AR 72223 AREA: 6.992 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Of VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 6.99 acre property at the northeast corner of Bowman and Kanis Roads from R-2 to PCD for a Mixed Office/Commercial development. The proposed site plan shows a total of eight (8) buildings with proposed uses as follows: Buildings A -D - 60% commercial (C-3 permitted uses) 40% general/professional office Building E - general/professional office Buildings F -H - office/office-warehouse, with a maximum of 70% warehouse space The proposed development will have approximately 28,830 square feet of commercial space, 45,830 square feet of office space and 25,410 square feet of warehouse space. The proposed hours of operation will be 6:00 a.m. - 9:30 p.m., Monday -Saturday. May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7025 The applicant proposes a total of 233 parking spaces to serve the development. Two (2) access points are proposed, one (1) driveway from Kanis Road and one (1) driveway from Bowman Road. The proposed site plan shows a monument -type ground -mounted sign near the southwest corner of the property. The applicant notes that the sign will have a maximum height of eight (8) feet and a maximum area of 160 square feet. The applicant notes that the project will be developed in two (2) phases. Phase I will include Buildings A -C, associated parking areas and a single access point from Bowman Road. The Bowman Road improvements and a portion of the Kanis Road improvements will be made during Phase I construction. The applicant notes that the remainder of the site will remain undisturbed until Phase II construction takes place. The applicant has also provided proposed building elevations (see attached), with the following description of the exterior building construction: "The project will consist of eight buildings that are veneered with a combination of four - inch split -face concrete block, brick and an exterior insulated finish system (eifs). The bottom three feet will be the split -face block base with the next seventeen feet to be brick veneer that will be articulated with some banded reveals and medallions above each window. The fagade will then be capped with an eifs cornice that is four feet high to create a building height of twenty-four feet. The entries to each building/tenant will be either a ten -foot or six-foot wide entry with an eifs surround. Each surround will project from the face of the building one -foot and articulate each entry as well as provide cover. The rear face of each building will be a pre - finished metal panel on the service side with six foot wide double doors as required by each tenant." Please see the attached site plan for the proposed building and parking locations along with the other proposed improvements. The site plan also shows the proposed phase line as noted earlier. K May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z-7025 The property is currently undeveloped and wooded. There are commercial uses and zoning across Kanis Road to the south and southwest. There is a plant nursery across Bowman Road to the west. There is a plumbing contractor's business and office use immediately east. There is a commercial development to the north along the east side of Bowman Road, with the Wal-Mart/Sam's development across Bowman Road to the northwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls (as a result of the posted sign). from persons requesting information on this application. The John Barrow and Gibraltar Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 55 feet from centerline will be required for the first 275 feet, 45 feet for all remaining parts. 2.Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. (Verify location of existing centerline) 3.A 20 foot radial dedication of right-of-way is required at the corner of Bowman and Kanis Roads. 4.Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6.Stormwater detention ordinance applies to this property. 7.Easements for proposed stormwater detention facilities are required. 8.Easements shown for proposed storm drainage are required. 3 May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7025 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: Ten (10) foot easements are requested along the east property line and interior. Contact utility for details. ARKT_A• No Comment received. Southwestern Bell: Developer will have to consider conduit for SWBT access from right-of-way to buildings. Contact utility for details. Water: A development fee based on the size of connection will apply in addition to normal charges. On-site fire protection may be required. If water facilities need to be adjusted and/or relocated, contact the Water Works. That work would be done at the expense of the developer. Fire Department: Contact Dennis Free at 918-3752 regarding turning radii and placement of fire hydrants. Count Plannin : 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: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Office and Commercial for this property. The applicant has applied for a Planned Commercial Development for a mixed office and commercial development. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 4 May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7025 Landscape Issues: The proposed on-site street buffer along Kanis Road drops below the required average width of 38 feet and below the minimum width allowed at any given point of 19 feet. The proposed on-site street buffer along Bowman Road drops below the required average width of 27 feet and below the minimum width allowed at any given point of 13 '-� feet. The proposed land use buffer along the eastern perimeter must not drop below the minimum width allowed at any given point of 9 feet in the proposed area of the dumpsters. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings is required along the eastern perimeter. Interior landscape islands must be at least 150 square feet in area. An irrigation system to water landscaped areas is required. Prior to receiving a building permit, it will be necessary that the landscape plan be stamped with the seal of a Registered Landscape Architect. Since this is a tree -covered site, the City Beautiful Commission recommends preserving as many trees as feasible. Extra credit can given toward compliance with the Landscape Ordinance, when preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 10, 2001) Max Davis, Barry Williams and Wes Garrett were present, representing the application. Staff briefly described the proposed PCD, noting that some additional project information was needed. The Public Works requirements were briefly discussed. Public Works noted that the driveway locations as proposed would be acceptable. The proposed phasing plan for the development (including street improvements) was briefly discussed. 5 May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7025 The retaining wall along the north property line was briefly discussed. Mr. Williams noted that the maximum height of the wall will be approximately ten (10) feet at the highest point. The landscape requirements were briefly discussed. Mr. Williams noted that the site plan would conform to the current landscape and buffer requirements. After the discussion, the Committee forwarded the PCD to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on May 16, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan provides building heights, sign details and the proposed phase line. Staff reviewed the revised site plan with respect to landscape and buffer requirements. The revised site plan conforms to the current landscape and buffer ordinances. As noted in paragraph G., the retaining wall along the north property line will have a maximum height of approximately 10 feet. Therefore, the retaining wall will also conform to ordinance standards. A total of 233 parking spaces is proposed to serve the office/commercial development. The typical minimum number of parking spaces for this development would be 260 spaces. Staff supports the parking plan as proposed. Public Works has also reviewed the revised site plan and notes that there are no unresolved issues. The required right-of-way and street improvements for Bowman and Kanis Roads will be provided. Staff feels that the applicant has done an above average job in addressing the issues as raised by staff during the review of this project. The 6.99 acre property is shown as Mixed Office and Commercial on the City's Land Use Plan. The mixed use development as proposed should have no adverse impact on the general area. 6 May 31, 2001 SUBDIVISION ITEM NO.: 8 (Cont. I. STAFF RECOMMENDATIONS: FILE NO.: Z-7025 Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4. The proposed monument -type ground -mounted sign will have a maximum height of eight (8) feet and a maximum area of 160 square feet for the entire sign structure. 5. Phase II as shown on the proposed site plan must remain undisturbed until Phase II construction takes place. 6. The uses for the proposed buildings will be restricted as noted in paragraph A. of this report. PLANNING COMMISSION ACTION: (MAY 31, 2001) 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 7 ayes, 0 nays, 3 absent and 1 open position. 7