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Home My WebLink AboutZ-9466 Staff AnalysisFebruary 20, 2020 ITEM NO.: B FILE NO.: Z-9466 NAME: Kanis Office Building Short -form PCD LOCATION: 17201 Kanis Road DEVELOPER: Ben Robles Kanis Land LLC 17201 Kanis Road Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Kanis Land LLC/Owner Rogue Architecture/Agent SURVEYOR/ARCHITECT: Brooks Surveying, Inc./Surveyor Rogue Architecture/Architect AREA: 0.714 acres WARD: N/A RRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 PLANNING DISTRICT: 18 R-2, Single-family Residential Single-family Residence FT. NEW STREET: 0 LF CENSUS TRACT: 42.07 PROPOSED ZONING: PCD, Planned Commercial Development PROPOSED USE: Mixed Office and Commercial VARIANCE/WAIVERS: None BACKGROUND: This property is situated immediately west of the city limits on the south side of Kanis Road. The tract contains slightly more than 0.70-acres and is developed with a residence. Staff is unaware of any previous zoning actions regarding this property. February 20, 2020 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-9466 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant proposes to construct a 50-foot by 145-foot steel two-story structure after demolishing the residence on the site. Associated parking and new utilities would also be constructed. Mixed Commercial and Office uses are proposed for the site. B. EXISTING CONDITIONS: The site is somewhat wooded and currently is developed with a residential structure. Immediately to the west is an Entergy electric transmission line connecting to the substation situated across Kanis Road to the northwest. All of the abutting property is undeveloped and wooded. Kanis Road transitions from a five -lane improved road to the east toward the intersection with Chenal Parkway to an unimproved two-lane road to the west at this location. This site is less than a quarter of a mile west of the intersection of Kanis Road and Chenal Parkway and less than a half mile from the intersection of Kanis Road with Rahling Road. C. NEIGHBORHOOD COMMENTS, As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to the Citizens of West Pulaski County and all owners of properties located within 200 feet of the site. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: Kanis 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. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with planned development. The new curb should connect with the existing curb to the east and taper to 59 ft. at the west property line measured from the existing back of curb on the northside of Kanis Road. 2 February 20, 2020 SUBDIVISION ITEM NO.: B Cont. FILE NO.. Z-9466 3. Show the proposed driveway connection from the subject property to the Kanis Road right-of-way with written permission from the adjacent property owners for construction. 4. If the property is proposed to be annexed into the City of Little Rock, a grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKSICOUNTY PLANNING Little Rock Water Reclamation Authority. - Outside Service Boundary — No Comment. Entergy Entergy cannot commit to this proposal at this time. The property is close to the Transmission lines and typically Transmission ROW is 100 to 150ft. This would need to be referred to our Transmission Group for a decision. Tina Givens kgivens@entergy.com and Aaron Boone rboone1@entergy.com would be the place to start. I have forwarded this to them. There does not appear to be any conflicts with existing electrical distribution utilities, however the green spaces appear to be in the distribution ROW and would be subject to trimming. Entergy would prefer that green space plants/trees should be selected with consideration of the overhead lines around the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Ener : Our facilities run within the eastern edge of the utility Right -of -Way marked on the proposed plat as "Assumed Entergy Right -of -Way For Overhead Power Lines". 3 February 20, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9466 CNP requests our natural gas facilities be located and surveyed so they may be added to the proposed plat prior to approval. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. ll February 20, 2020 SUBDIVISION ITEM N Loading FILE NO.: Z-9466 Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5 February 20, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9466 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation. No comment received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(a-littlerock.gov or Steve Crain at 501-371-4875; _scrain __littlerock.gov. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 10 February 20, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO Z-9466 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case be less than nine (9) feet. The street buffer is deficient. The approximate average depth of the site is 300 feet. A minimum ei hteen 18 foot street buffer is required between the Kanis Road right-of-way and the Proposed Rarking. 3. Screening requirements will need to be met for the vehicular use .areas adjacent to street rights -of -way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. The east perimeter planting strip is deficient. The north, south, east and west perimeter planting strips are deficient. The minimum dimension shall be nine (9) feet in all instances. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Buildinq landscape areas are deficient. 6. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west is zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. In addition to the required screening, buffers are to be at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The land use buffer is deficient. The minimum dimension shall be nine 9 feet in all instances 7. Eight percent (8%) of the vehicular use area must be designated for green space, this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at 7 February 20, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9466 the rate of one (1) tree for every twelve (12) parking spaces. Interior landscape areas may be deficient. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for the requested area. Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The application is to change an area from R-2 (Single Family District) to PCD (Planned Commercial Development) District to allow construction of a two-story office building on the site. Master Street Plan: To the north is Kanis Road and it is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019 The applicant was present. Staff presented the item to the committee. Planning comments included additional information on the mix of uses, whether just office was proposed or some commercial uses and on the proposed signage. Public Works noted storm water and drainage requirements applied to the site, also additional right-of-way and road improvements to Kanis Road were required with development. Landscape comments were in regard to the insufficient buffers, perimeter strips, interior landscaping, and building landscaping illustrated on the site plan. H., February 20, 2020 SUBDIVISION ITEM NO.: B (Cont. I L E NO.: Z-9466 Additional comments from Entergy stating the proposed use of the abutting power line easement for site access from Kanis Road as well as any landscaping proposed to be located within the easement. CenterPoint also indicated a gas line was not shown on the preliminary plan and should be added. The applicant was informed responses were to be received by November 6, 2019. The committee forwarded the item to the full commission. ANALYSIS: A revised site plan and comments were submitted by the applicant. As the project is still being designed, the signage remains undetermined. Any signage would comply with the allowed maximum for office zones. This would allow for a freestanding sign of up to 64 square feet in area and 6 feet in height. Additionally, there may be either wall signs of up to 10% of the fagade area or a projecting sign or under -canopy sign of up to 12 square feet in area for each occupancy. The owner intends to lease the building for office use; however would like to also reserve the option for some retail use or a cafe. A full -service restaurant would not be allowed, nor would a drive-thru. Additional right-of-way for Kanis Road has been added to the site plan and the half -street improvements with a five-foot sidewalk would be constructed, as requested by Public Works. A drive toward the east edge of the property will provide access to Kanis Road. This drive would be 26-feet in width. Public Works finds this drive to have adequate site distance. No access is proposed to the property to the east. A potential connection to the property to the west is indicated. This would require written permission of the property owner before construction. Underground detention is planned for storm water ordinance compliance. A landscape strip is shown on the west property boundary. This would be maintained in conformance to the requirements of Entergy regarding the overhead power lines. The applicant states the building is located outside of any utility easements. 9 February 20, 2020 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-9466 An 18-foot wide street buffer is shown with illustrative landscaping along Kanis Road. Building landscaping has been added to the west side of the structure An opaque screen is not clearly identified for the land use buffer on the west property line. This would be added during review for permits. Interior landscaping has been provided. It appears the landscaping provided is still insufficient. This may also be addressed during permit review. The applicant has stated no trees are proposed to be preserved with the development. The revised site plan shows 17 parking spaces. The proposed building is 13,000-square feet in area. For office uses, the zoning ordinance requires one parking space for each 400 square feet of gross square footage of the building, yielding a requirement of 32 parking spaces. A reduction of 5% is allowed for buildings with an area of 10,000 to 20,000 square feet. This would make the requirement 31 parking spaces. As the overall mix of office/retail/limited restaurant uses has not been identified, it is not possible to calculate the minimum number of parking spaces required; however, as the ratio of parking spaces to gross square footage for retail uses is one space per 300 square feet of gross floor area, yielding a requirement for more than 31 spaces. Staff is supportive of the proposed office and limited commercial uses for the property. Staff is not supportive of the current proposal and would suggest the square footage of the building be reduced. J. STAFF RECOMMENDATION Staff recommends denial of the proposal due to the number of parking spaces to be provided is insufficient for the proposed uses of the property and size of the building and the lack of specificity regarding the proposed use mix. PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that a request to defer the item was received by staff on November 7, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent. 10 February 20, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9466 PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The applicant was not present. There were no registered objectors present. Staff informed the commission that a request to defer the item to the February 20, 2020 meeting was received by staff on December 29, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and the item was deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020) The applicant was not present. There were no registered objectors present. Staff informed the commission that staff received a request to withdraw the item without prejudice on February 19, 2020. 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. 11 January 9, 2020 ITEM NO. C FILE NO.: Z-9466 NAME: Kanis Office Building Short -form PCD LOCATION: 17201 Kanis Road npvpi nppQ- Ben Robles Kanis Land LLC 17201 Kanis Road Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Kanis Land LLC/Owner Rogue Architecture/Agent SURVEYOR/ARCHITECT- Brooks Surveying, Inc./Surveyor Rogue Architecture/Architect AREA: 0.7.14 acres WARD: N/A CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: VARIANCE/WAIVERS: NUMBER OF LOTS: 1 PLANNING DISTRICT: 18 R-2, Single-family Residential Single-family Residence FT. NEW STREET: 0 LF CENSUS TRACT: 42.07 PCD, Planned Commercial Development General Office PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that a request to defer the item was received by staff on November 7, 2019. Staff recommends approval of the deferral request. There was no January 9, 2020 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z..9466 further discussion. The item was placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent. S�r.r. Ito^..^.T AKIM. ^n�AIMAE:KIMATlfl�l ! J'^%F ` rPi Jry l E r-kNU REC"(DiN 1V11_IVL rn 1 1tJ1V. On December 29, 2019, a deferral of this item to the February 20, 2020, meeting was requested by the applicant. Staff recommends approval of the deferral request. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The applicant was not present. There were no registered objectors present. Staff informed the commission that a request to defer the item to the February 20, 2020 meeting was received by staff on December 29, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and the item was deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent. E November 21, 2019 ITEM NO.: 11 FILE NO.: Z-946E NAME: Kanis Office Building Short -form PCD LOCATION: 17201 Kanis Road Ben Robles Kanis Land LLC 17201 Kanis Road Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Kanis Land LLC/Owner Rogue Architecture/Agent SURVEYOR/ARCHITECT: Brooks Surveying, Inc./Surveyor Rogue Architecture/Architect AREA: 0.7.14 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 PLANNING DISTRICT: 18 R-2, Single-family Residential Single-family Residence NEW STREET- 0 LF CENSUS TRACT: 42.07 PROPOSED ZONING: PCD, Planned Commercial Development PROPOSED USE: General Office VARIANCEM/AIVERS- AFF UPDATE AND RECOMMENDATIO On November 7, 2019, a deferral of this item to the January 9, 2020, meeting was requested by the applicant. Staff recommends approval of the deferral request. November 21, 2019 SUBDIVISION ITEM NO.: 11 FILE NO. Z-9466 PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that a request to defer the item was received by staff on November 7, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent. 1