Loading...
HomeMy WebLinkAboutS-1254 Staff AnalysisSeptember 30, 1999 ITEM NO.: D FILE NO.: S-1254 NAME: Arkansas Farm Bureau - Subdivision Site Plan Review LOCATION: 10720 Kanis Road DEVELOPER: ENGINEER: Arkansas Farm Bureau Wittenberg, Deloney and Davidson 10710 Kanis Road The Mehlburger Firm Little Rock, AR 72211 400 West Capitol, Suite 1800 Little Rock, AR 72201 13.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: O-3 ALLOWED USES: General Office PROPOSED USE: General Office and Daycare Center VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a 6 foot high fence/wall along the south (Kanis Road) property line. 2. A variance to allow placement of a sign on the proposed fence/wall. 3. A variance to allow a reduced front yard setback for the proposed guard house. 4. A waiver of required sidewalk construction along the east side of Shackleford Road. A. PROPOSAL/REQUEST: The applicant proposes to construct a second building on the site at 10720 Kanis Road to serve as a child care facility primarily for the employees of the Arkansas Farm September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 Bureau. The proposed day care use is a permitted 0-3 use, however, a site plan review is required based on the fact that there will be more than one building on the site. The proposed day care building will have an area of 9,000 square feet and a height of 22 feet at the building's highest point. The building will be located along the Kanis Road side of the property where a parking area currently exists. The west entry drive from Shackleford Road will be partially relocated to reduce the drive's existing steep grade. The applicant will also revise the existing parking areas along the proposed building's north and east sides and provide a drop-off area along the east side of the building as noted on the attached site plan. The applicant is also proposing a six (6) foot high stone wall/fence along the Kanis Road property line and to enclose the play areas on the north side of the building. The applicant is requesting a variance to allow the portion of the stone wall/fence along Kanis Road, between the building line and the right-of-way with a height of six (6) feet. The ordinance allows a maximum fence height of four (4) feet between the building line and the street. The applicant has stated that the six foot wall/fence is requested primarily as a child safety issued. The applicant is also requesting a variance to allow a sign to be placed on the stone wall/fence on each side of the Kanis Road entry drive. Typically, the City's Zoning Ordinance does not allow signs on fences. These signs will replace an existing monument sign at the Kanis Road entrance. The applicant has noted that the day care facility will have a maximum of 141 children and 15 employees. The applicant has also noted that the day care facility will be primarily for Farm Bureau employees and excess capacity would be available to non -Farm Bureau employees. B. EXISTING CONDITIONS: The existing five -story Arkansas Farm Bureau office building (114,000 square feet) and associated parking areas (361 total spaces) are currently located on the site. There are a number of mature trees on the site. The applicant has noted that only one (1) tree is anticipated to be lost with the proposed construction. Interstate 430 abuts the property to the east, with Kanis Road along the property's south boundary and Shackleford 2 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1254 Road to the west. There is I-430 right-of-way (access ramp) immediately north. There is a mixture of office, commercial and residential uses in this general area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The John Barrow and Sewer District #147 Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 55 feet from centerline will be required (includes 10 feet additional right-of-way turn lane per Master Street Plan required) . 2. Provide design of Kanis Road conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. Construct half of left lane and add right lane (total of 17 feet pavement) on Kanis Road. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Stormwater detention ordinance applies to this property. 6. Remove unused apron and reconstruct curb on Shackleford Road. 7. Provide design and construct traffic signal modifications. 8. Existing topographic information at maximum five foot contour interval 10-foot base flood elevation is required. 9. A Sketch Grading and Draining Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Secs. 29-186 (c) and (d) is required. 3 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 11. Contact the ADPC&E for approval prior to start work is required. 12. Obtain permits for improvements within State Highway right-of-way from AHTD, District IV. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: Contact the Water Works regarding new water service needs. If any water facilities require relocation, that work will be done at the expense of the developer. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: CATA Route #3 - Baptist Medical Center is near this site; approved for transit purposes as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping far exceed ordinance requirements. The City Beautiful Commission recommends preserving as many trees as feasible. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on August 4, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. As noted in paragraph A, the applicant is requesting a variance for fence height and a variance to allow signs on 4 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 the proposed stone wall/fences at the Kanis Road entrance. Staff recommends approval of the variances as requested as they should create no adverse impacts. The ordinance requires a total of 268 parking spaces for the site, including the proposed day care use. There are a total of 401 spaces shown on the site plan for the entire site. There is ample parking on the site to accommodate the proposed day care use. Otherwise, to staff's knowledge, there should be no outstanding issues associated with the site plan. The proposed day care facility should have no adverse impact on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance for fence height. 3. Staff also recommends approval of the variance to allow signs to be placed on the fence at the Kanis Road entrance. 4. The existing trees on the site will be preserved as offered by the applicant. SUBDIVISION COMMITTEE COMMENT: (JULY 29, 1999) Bill Donald was present, representing the application. Staff briefly described the site plan, noting additional information which was needed. Staff noted that a variance needed to be requested for the sign on the proposed stone fence/wall. Mr. Donald stated that there would be no problem conforming to the Planning and Public Works requirements. He noted that a revised site plan and the additional information requested would be supplied to staff. In response to a question from staff, Mr. Donald noted that almost all of the existing trees on the site would be preserved. He stated that possibly one (1) tree would be lost with the proposed construction. 5 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 There being no further issues for discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) Staff informed the Commission that the site plan for this project had been revised substantially and submitted to staff on August 17, 1999. Staff noted that the revised site plan needed additional review from the Planning and Public Works staffs and should also have additional review by the Subdivision Committee. The Commission agreed that the item needed to be deferred to allow the additional review. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 30, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on September 14, 1999. The revised plan addresses the concerns raised by staff and the Subdivision Committee. The revised plan moves the building further east along the east property line, with a total area of 11,000 square feet. The entrance drive along Kanis Road will be moved further west, with a new area of parking along the south side of the proposed building. The access drive from Shackleford Road and existing parking areas west of the proposed day care building, which were originally proposed to be revised, will remain as is. The revised plan shows the new sidewalk along Kanis Road, which will vary within the right-of-way in order to save trees. The new area of parking along the south side of the proposed building will consist of 29 spaces. This should be a sufficient number to serve the day care use. The revised site plan also shows a 10 foot by 10 foot guard house located along the west side of the entrance drive from Kanis Road. The proposed guard house is located approximately 13 feet from the front property line. The required front yard setback is 25 feet. The applicant has requested a variance from this setback requirement. Staff supports the variance request. September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 The revised site plan also shows the proposed six (6) foot high stone wall/fence along the Kanis Road property line, on each side of the entrance drive. The ordinance allows a maximum fence height of four (4) feet between the building line and the street. The applicant is requesting a variance from this ordinance standard. Staff supports the variance as requested. The applicant is also requesting a variance to allow a sign to be placed on the stone wall/fence on each side of the Kanis Road entry drive. The applicant proposes each sign to be approximately 30 square feet in area. The signs will consist of individual metal letters attached to the stone wall/fence. Staff supports the variance to allow the signs on the wall/fence as requested, not to exceed 60 square feet in total area. The applicant is also requesting a waiver of the requirement to construct a sidewalk along the east side of Shackleford Road. The applicant notes the following as justification for this waiver request: "The east side of Shackleford is bounded mostly by Farm Bureau property and there appears to be no significant destination for pedestrians at this location, therefore little need for a sidewalk. There is an existing sidewalk on the west side of Shackleford serving the buildings along that side. The steep topography along the east side of Shackleford makes the construction of a walk very expensive." Public Works recommends denial of the requested sidewalk waiver. Public Works notes that, as a result of a site inspection, adequate area exists along Shackleford Road to construct a five (5) foot wide sidewalk, two (2) feet back from the existing curb. Public Works notes that the vertical cut into the existing grade would only be approximately two (2) feet. Otherwise, there appear to be no further issues for resolution. Staff is comfortable with the revised plan as submitted. The proposed day care building conforms to all 0-3 zoning setbacks and the proposed buffer and landscaped areas exceed ordinance requirements. The applicant has noted that only there or four of the existing mature trees on this site will be lost with the proposed construction. 7 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1254 SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Bill Donald was present, representing the application. Staff briefly reviewed the revised plan with the Committee. It was noted that the variances for fencing and signage along the Kanis Road entry drive will still be requested. Mr. Donald noted that only 3 or 4 existing trees will be lost with the proposed construction. Mr. Donald noted that a small guard house will be added to the site plan near the Kanis Road entry and would require a front yard setback variance. Staff informed the applicant to show the guard house on a revised plan and request the variance. There appeared to be no concern from the Committee regarding this proposal, as the guard house will enhance the security for the day care and overall property. The sidewalk construction along Kanis Road was briefly discussed. Mr. Donald noted that the sidewalk location would be varied within the right-of-way so that no trees would be lost with the construction. Public Works agreed with this proposal. The required sidewalk along the east side of Shackleford Road was briefly discussed. The applicant noted that a waiver would be requested from this requirement for the reasons stated in the staff update. The Committee asked Public Works for estimations on the amount of cut which would be required to accommodate this sidewalk. It was also noted that there is an existing sidewalk on the west side of Shackleford Road. STAFF RECOMMENDATIONS: Staff recommends approval of the revised site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance for fence height. 3. Staff also recommends approval of the variance to allow signs to be placed on each side of the fence at the Kanis Road entrance. Each sign should not exceed 30 square feet in area. 4. The existing trees on the site will be preserved as offered by the applicant. 8 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 5. Staff recommends approval of the variance for reduced front yard setback for the proposed guard house. 6. Staff recommends denial of the requested waiver of sidewalk construction along the east side of Shackleford Road. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Bill Donald and Wes Lowder were present, representing the application. Staff gave a brief description of the proposed site plan, noting that the only outstanding issue was the waiver request for sidewalk construction along the east side of Shackleford Road. Bill Donald addressed the Commission with concerns about the required sidewalk construction along the east side of Shackleford Road. Wes Lowder gave reasons for the requested sidewalk waiver. He noted that the applicant is already making substantial street improvements adjacent to this site. He stated that the street improvements are excessive based on the small nature of the proposed day care building. Commissioner Adcock stated that the Subdivision Committee discussed the sidewalk issue at length. She noted that the sidewalk along the east side of Shackleford Road would go nowhere. She asked if any of the employees of Farm Bureau would park off -site and use the sidewalk to access the property. Mr. Donald stated that they would not, because there was ample employee parking on the site. Commissioner Putnam briefly discussed the sidewalk issue. Commissioner Berry stated that the sidewalk should be required. He noted that Public Works had determined that no excessive cut would be required for the sidewalk construction. Commissioner Nunnley asked if a deferral of the sidewalk construction had been discussed. Staff noted that it had not. There was additional discussion related to the sidewalk waiver issue. 0 September 30, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1254 A possible deferral of the sidewalk construction was discussed further, including length of time for a deferral. The possible future additional development of this property was also discussed. Stephen Giles, City Attorney, responding to a question from Commissioner Nunnley, noted that five (5) years was typically the maximum time for a deferral, but that it was not a requirement. This issue was discussed. Bob Turner, of Public Works, addressed the Commission. He discussed the street improvements that would be made. He noted that a deferral of the sidewalk construction could be supported. Ruth Bell addressed the Commission and supported the sidewalk construction. She did not support the waiver request. Dottie Funk also addressed the Commission. She commended the applicant, on behalf of the City Beautiful Commission, for the preservation of trees on the site. Commissioner Adcock asked the applicant if a deferral of the sidewalk construction would be requested. Mr. Lowder responded with a request to defer the sidewalk construction. Commissioner Berry added that the deferral should be for five (5) years or until further development of this property. There was a motion to approve the site plan, as recommended by staff, to include a deferral of sidewalk construction along the east side of Shackleford Road for five (5) years or until further development of this property, whichever occurs first. Commissioner Downing asked staff how deferral requests are kept up with. Mr. Turner noted that Public Works has a computer system that informs staff of a deferral a few months prior to the expiration date. The previous motion passed by a vote of 11 ayes, 0 nays and 0 absent. 10