Loading...
HomeMy WebLinkAboutS-1233-A Staff AnalysisMarch 4, 1999 ITEM NO.: 12 FILE NO.: S-1233-A NAME: Chenal Office Plaza - Subdivision Site Plan Review LOCATION: Southwest corner of West Markham Street and Atkins Road DEVELOPER: ENGINEER: Rees Development, Inc. McGetrick and McGetrick 12,115 Hinson Road 319 E. Markham Street, Ste. 202 Little Rock, AR Little Rock, AR 72201 AREA: 4.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-3 ALLOWED USES: General Office PROPOSED USE: General Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The 4.64 acre site is zoned 0-3. The southern portion of this property (approximately 3 acres) was rezoned to 0-3 on January 16, 1979 by Ordinance No. 13,580. The northern portion (approximately 1.64 acres) was zoned 0-3 prior to that date, with the Rock Creek Zoning Plan in 1977-78. The Planning Commission denied a proposed site plan for this property on January 21, 1999 because of site design related issues. The applicant has revised the site plan and resubmitted the application for Planning Commission review. A. PROPOSAL/REQUEST: The applicant is proposing to construct two (2) office buildings on the 4.64 acre site. A two-story, 46,200 square foot building is proposed to be located near the March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-1233-A north end of the property and a one-story 24,000 square foot building is to be located within the southern half of the property. The applicant has noted that the buildings will be used for 0-3 permitted uses. There are 255 parking spaces shown on the proposed site plan. Two (2) access drives are proposed from Atkins Road. There will be no direct access from West Markham Street. A portion of Lorena Avenue and Malekin Street are proposed to be abandoned as part of this site plan application. Neither section of right-of-way has ever been constructed. Public Works has indicated support of the abandonment requests. B. EXISTING CONDITIONS: The 4.64 acre site is relatively level and has been mostly cleared of trees over the years. There are some trees along the west property line on the northern section of this property (between this property and the church to the west) . The property is in an area of mixed uses and zoning. The property north of this site, across West Markham Street, contains a new bank office building and the Office Max site which is currently under construction. The property across Atkins Road to the east contains an auto dealership and a commercial development which is also under construction. The property to the west contains a vacant R-2 zoned strip of property, a church, the Bale Chevrolet detail shop, one (1) single-family residence and an undeveloped 0-3 zoned piece of property. There is an existing single family neighborhood immediately south and southwest of this property and to the southeast across Atkins Road. C. NEIGHBORHOOD COMMENTS: The Gibralter Heights/Point West/Timber Ridge and Parkway Place Neighborhood Associations were notified of the public hearing. As of this writing staff has received one (1) letter from a nearby property owner who expressed concerns about the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Atkins Road and West Markham Street are listed on the Master Street Plan as collector streets. Dedication of right-of-way to 30 feet from centerline is required. F, March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: S-1233-A (Existing traffic on West Markham -near Atkins Road -is, 2,900 vehicles/day). 2. 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. 3.Driveways as shown are acceptable. 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. Close Lorena Avenue and Malekin Street before building permit is issued. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on site, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: A 5 foot utility easement is requested along the west and south property lines. Water: Contact the Water Works regarding meter size(s) and location(s). The L. R. Fire Department needs to evaluate this site to determine whether additional fire protection will be required. An easement must be retained for an existing water main in Lorena Dr. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Too much parking for the site; pedestrian access within the site appears inadequate. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A minimum of 60 percent of the existing trees within the required 14 foot wide western land use buffer must be preserved. 3 March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-1233-A A 6 foot high opaque wood fence or dense evergreen plantings are required along the western and southern perimeters of the site. If the proposed structures are to have no windows or doors, other than those required for safety along their western side, then no additional screening is required in those areas. The existing trees within the area of Lorena Avenue right- of-way should be preserved. It is recommended that at least one third of the trees to be planted are of evergreen variety. Additionally, it is recommended that at least 50 percent of the trees along the southern perimeter be evergreen. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 17, 1999. The revised plan addresses some of the issues raised by the Subdivision Committee. The applicant has noted that elevations will be provided. The applicant has moved the southernmost building forward, toward Atkins Road, with two rows of parking between the building and Atkins Road. This building has increased from 24,000 square feet to 25,000 square feet in area. The total number of parking spaces has decreased from 255 to 231 spaces. The ordinance requirement for parking for this development is 153 spaces. The revised plan does not show the location of the required screening fences. The revised site plan meets or exceeds all zoning ordinance requirements pertaining to building setbacks, building height, landscaped areas, buffer areas and parking. Staff continues to feel that the proposed southernmost building should be moved forward to the east building line with all of the parking to the rear. Staff feels that this issue should be discussed. 4 March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-1233-A H. STAFF RECOMMENDATIONS: Although staff feels that this revised site plan is an improvement over the previous plans, and the proposed plan conforms to ordinance standards, staff continues to be of the opinion that the southernmost building needs to be moved forward as noted in paragraph G. of this report before the site plan can be fully supported. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the site plan, noting the revisions from the last plan. Staff noted that the southernmost building should be moved toward the street with parking to the rear (west side) of the building. This was briefly discussed by the Committee. It was determined that a row or two of parking in front of the building with the majority of the parking behind the building would be acceptable. In response to a question from staff, the applicant noted that the dumpsters on this site would be serviced only during daylight hours. The Public Works and landscape/screening requirements were also briefly discussed. There being no further issues for discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Pat McGetrick and John Rees were present, representing the application. Staff gave a brief description of the proposed site plan and noted several changes which had been made since the previous application. Staff noted that it was staff's opinion that the southernmost building should be moved to the east building line along Atkins Road. Pat McGetrick addressed the Commission in support of the application. Mr. McGetrick noted the changes which had been made in the site plan since the previous application. 5 March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: 5-1233-A Commissioner Putnam stated that if the one-story building were moved to the east building line then the heating and air units would be along Atkins Road. He stated that the building location with two rows of parking on the east side was a good compromise. In a response to a question from Commissioner Rahman, Mr. McGetrick stated that the southernmost drive could be moved to the north to line up with the existing drive on the east side of Atkins Road. Commissioner Hawn asked if the Fire Department would be comfortable with the move in the driveway. Bob Turner, of Public Works, stated that Public Works would not object to the two driveways lining up. He stated that moving the southernmost drive would cause the need for a variance for driveway spacing and Public Works would not be opposed to the variance. Chief Webb noted that he would have no problem with the southernmost drive being moved to the north. He stated that he only needed a 40 foot drive to the building. Ralph Desmarais addressed the Commission with concerns. He stated that the homes to the south are passive solar homes and should be preserved. He stated that the building design should blend in with the neighborhood. He stated that this item should be deferred until the Land Alternative Task Force comes to certain conclusions. Diane James addressed the Commission with concerns. She stated that she lives in the house immediately south of this site, along Atkins Road. She stated that she would like the development to start north of an existing drainage ditch on the property. She also noted concern with the southernmost drive. Mary Douglas also addressed the Commission with concerns. She stated that she would like to see only one row of parking along the east side of the one-story building. She also expressed concerns with the number of parking spaces, with relation to future transit in this area. Her last concern related to the southernmost drive and its close relationship to the residential property. She noted options for moving the driveway. C March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-1233-A Mr. Turner stated that he had discussed the driveway locations with Mrs. Douglas. He stated that he had no problem with a driveway on the West Markham street frontage. He also stated that there was enough street frontage along Atkins Road for two drives. He stated that direct access to Lorena Avenue to the west would not be acceptable. There was general discussion relating to driveway locations and the south buffer area. Mr. McGetrick stated that he did not want a drive from West Markham Street. He stated that if the southernmost driveway were moved to the north, a double row of parking would be needed along the east side of the building to have adequate turning and maneuvering area. Mr. McGetrick also stated that the southernmost dumpster would be moved toward the center of the property. Commissioner Nunnley asked where the heating and air units would be. Mr. McGetrick stated that if the building were left with two rows of parking on the east side, the heating and air units would be on the back side (west) of the building. There was additional discussion relating to driveway location. There was also a brief discussion relating to building design. Mr. Rees stated that the buildings would be all brick and would have sloped roofs. He stated that there would be a decorative parapet along the front of the building. The location of the driveway along the south side of the one- story building was discussed. Mr. McGetrick stated that the driveway would circle the building but not exit out onto Atkins Road. Mrs. Douglas expressed concerns with this driveway. Commissioner Berry asked what staff's opinion was of the revisions in the site plan which have been discussed. Staff noted approval of the revisions. A motion was made to approve the application with the following revisions: a. Moving the southernmost drive north to line-up with the drive on the east side of Atkins Road. r1 March 4, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: 5-1233-A b. Moving the southernmost dumpster to the center of the property. c. Approval of the variance for reduced spacing of the two drives on Atkins Road. Staff added the following conditions to the motion: a. Compliance with the Public Works, Utility, Fire Department and Landscape Comments. b. Any site lighting should be low-level and directed away from adjacent property. c. All dumpster servicing must be•done during daylight hours. The motion was seconded. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 8 RE: Chenal Office Plaza, Hearing March 4, 1999 Dear Planning Commissioners & City Planning Staff: The new proposal is improved and some needs discussed have been remedied. We hope the Chenal/Rees Office Plaza will attain the quality of the Ozark Bank development. We are surprised to find, however, that a driveway on Atkins has been moved South to within 50 feet of the first house. This is not in keeping with enhancement of the neighborhood and the Chenal Office tenants will experience difficulty and hazardous access/egress to their "home" just as we will. Here is why: 1) 233 parking spaces, approximately 87 over minimum. Atkins, a residential street on the Master Street Plan, cannot safely absorb that number in terms of traffic volume with 2,500 cars already circulating a in 24-hr. traffic study of April 198. The Office Max and Cropper developments in progress plus this one will increase that number by the end of 1999. 3,000 cars is the carrying capacity of this width road with improvements. We had speed humps put in so we could safely back out, and the proposed South driveway is now nearer us than the humps! 2) The proposed South Driveway approximately 200' from Valleywood (a cul-de-sac style subdivision) with the 2,500 plus volume described above is too close together for flow and safety. There are also many hills and other visibility hazards. 3) Bringing the conflicting land uses --an Office driveway --just 50' from each other when across the street there is a transition of 165' between rear Valleywood houses and beginning of Cropper parkinglot, sabotages the value of this transition and the quality of the neighborhood. 4) If some existing parking spaces are simply moved to the rear of the 1-story, the developer still has the wedge of enough parking spaces to ask for Commercial later, and the City Planning team and Planning Commissioners that are part of City Planning now probably will not be when future requests for rezoning could occur. That's the domino effect because what looks Commercial cannot stand up to past discussions long forgotten. FOR MUTUAL ENHANCEMENT WE WOULD PROPOSE THE FOLLOWING shown in the attached drawing: 1) 3 Driveways Total: on Atkins, Markham, & Lorena. Drivers have flexibility and safe access/egress distances; cars are distributed 3 ways, alleviating congestion at any one driveway/road. Atkins DW is 360' from first house. Markham DW is 165' from Atkins intersection. Lorena DW is approximately 250' from the Collector, Gamble Road, which connects with Markham and Chenal. Public Works has a solution, no doubt, for fitting the driveway with the end of the proposed abandoned road. 2) 1-Story Bldg. is 25' longer, if desired. 2-Story Bldg. has same square footage, although the slightly longer side now runs along Atkins. 3) 215 Parking spaces. 69 over minimum required. 4) 50' South transition between land uses enhances both with greenspace instead of looking like they are amputated from each other. 5) Dumpsters are easily accessed by depositors, removers, and screened by adjoining existing trees, away from residences. Prevention at the. drawingboard stage is worth a pound and decades of cure! Akins Xcl -