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HomeMy WebLinkAboutZ-4807-L Staff AnalysisFILE NO.: Z -4807-L NAME: Chenal Valley Tract 98A Parcel A Long -form PCD LOCATION: Located on the Southeast corner of LaGrande Drive and Rahling Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 8.005 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF MF -18 — Multi -family 18 units per acre Multi -family 18 units per acre PCD PROPOSED USE: C-2, Shopping Center District and 0-3, General Office District uses VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of areas beyond the developed area with the issuance of a building permit for the first building. A. PROPOSALIREQUEST: The applicant is proposing the development of this 8.005 acre tract with a mix of office and retail uses. The allowable uses proposed are C-2, Shopping Center District uses and 0-3, General Office District uses. Four buildings are proposed. Building A is proposed containing 15,500 square feet. Building B is proposed containing 13,600 square feet. Building C is proposed containing 10,000 square feet and Building D is proposed containing 9,100 square feet. The site plan indicates the placement of 302 parking spaces to be shared with a cross parking agreement. ILE NO.: Z -4807-L (Cont. The request includes a variance from the City's Land Alteration Ordinance. The request is to allow grading of areas beyond the development area with the issuance of a building permit for the first building. B. EXISTING CONDITIONS: The site is heavily wooded. Rahling Road adjacent to the site has been constructed extending from LaGrande Drive to Kanis Road but is barricaded and has not been accepted by the City as a public street. North of the site is the Promenade at Chenal Shopping Center. West of the site is vacant office and commercially zoned property. South and East is property proposed for development as a separate item on this agenda (Z -4807-M). C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Bascom Place Property Owners Association, the Witry Court Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (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. Is an advanced grading variance being requested? If so, provide the reasoning for the request. 3. Safe pedestrian access is suggest to be provided to the Promenade Shopping area. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. VA FILE NO.: Z -4807-L Cont. 8. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 9. in accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 10. Due to the site being adjacent to Rock Creek and the large amount of impervious area, Low Impact Development concepts are suggested to be installed throughout the development for stormwater management. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency. 13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Erosion controls must be installed to reduce discharge of polluted stormwater. 16. A perimeter buffer strip shall be temporarily maintained around disturbed areas and shall be six percent (6%) of the lot width and depth with a minimum width of 25 feet and a maximum width of 40 feet. 17. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Per Section 36-341, floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy requires the placement of a ten (10) foot utility easement along the property perimeter. Center -Point Ener : No comment received. AT & T: No comment received. K3 FILE NO.: Z -4807-L Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection systems 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 the Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure backflow preventer is required. This development will have minor impact on the existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count Plannin : No comment. CATH: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: Parks and Recreation recommends dedication of fifty foot (50') trail easement along south boundary of development. This will allow for extension of Rock Creek Trail to Wildwood Performing Arts Center. The developer may want to consider donating fifty foot (50') trail easement to City in a Park Conservancy and Land Trust and zone it PR. One can expect a deduction in taxes with this donation. I recommend they discuss this with a knowledgeable attorney and if donation is desired contact Kellie Wilhite at 603- 9900 to make arrangements. If developer concurs with this proposal, then we would take responsibility for maintenance of trail and land as part of parks system. We are striving to utilize Central Arkansas Water raw water easement to reach westerly destinations. We are happy to discuss this further. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning for a Planned Commercial Development with a mix of commercial and office uses. The request does not require a change to the Land Use Plan. 9 FILE NO.: Z -4807-L Cont. Master Street Plan: Rahling Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rahling Road since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cie Plan: There are no bike routes in the immediate vicinity- Neighborhood icinity. Nei hborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. Where development require screening by abutting land use of a more restrictive nature at least eighty (80) percent of the view of the vehicular use area and parked vehicles must be screened so as to not be visible when viewed from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of the requirement and evergreen trees may be used to satisfy the balance. 4. Land use buffers must be provided when abutting property zoned or used by a lesser intensity of use. All sites developed, modified or enlarged must provide a land use buffer(s) as follows: Side property lines at six (6) percent of the average width of the lot on both sides; Rear property lines at six (6) percent of the average depth of the lot; The minimum dimension is nine (9) feet in all instances; The maximum dimension required is fifty (50) feet in all instances. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The right-of-way of any utility easement shall not be used in computing the depth or area of land use buffer. 5. 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 must be at least nine (9) feet wide. 6. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 5 FILE NO.: Z -4807-L 7. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be three hundred (300) square feet in area for developments with one hundred fifty (150) or more parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 8. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 9. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 10. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Tim Daters was present representing the request. Staff stated there were two applications on the current agenda which were to be developed by two separate parties but were located adjacent to each other. Staff stated the t property located on Parcel A would be developed utilizing C-2, Shopping Cent District uses and 0-3, General Office District uses as a mixed use development. Staff stated the property located on Parcels B and C would be developed as a Medical Village. Staff stated there were a number of questions outstanding associated with the request. Staff stated they had met previously with the developer and outlined their concerns. Mr. Daters stated he and the developers were working to address staff concerns raised previously and as provided in the current Subdivision Committee write-up. Staff stated the requests included a variance from the City's Land Alteration Ordinance to allow advanced grading of the sites. Staff requested Mr. Daters provide a written justification addressing the variance request. Staff noted portions of the development were located within the floodway. Staff stated approval from the US Corp of Engineers was required to allow work within the floodway. �: FILE NO.: Z -4807-L (Cont. Staff stated during the previous meeting with the developers it was suggested the developments utilize Low Impact Development concepts for dealing with stormwater management. Staff stated the developers indicated a willingness to review these practices to limit the amount of surface runoff. Staff stated according to the Buffer Ordinance requirements utility easements could not count in calculating the depth of a buffer. Mr. Daters stated the development would request a variance from this requirement. He stated the developers would work with Entergy and provide plantings under the utility lines which would allow some height but would not interfere with the electrical lines. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised cover letter indicates the days and hours of operation, hours of dumpster service, the proposed use mix of the buildings and the phasing plan. The building pads and parking areas on Tract A will be graded during the initial phase of construction. The common drive on the eastern property fine will also be constructed during the initial construction. Grass cover will be established over the entire tract and the street buffers will be landscaped. Buildings A through D may be constructed individually or in groups. All parking and drives adjacent to and leading to buildings under construction will be paved during construction of the adjacent building. The construction of parking adjacent to buildings not under construction will be deferred until the adjacent building is constructed. Sufficient parking will be provided at all times to comply with Little Rock Ordinance, based on use. The developers have indicated a willingness to review low impact development techniques for developing the site with regard to stormwater detention and placement of bio-swales within the interior landscape islands. Buildings A through ❑ may be used for activities which may require overnight stay. The use mix proposed for Buildings A through D is a maximum of seventy percent (70%) commercial as per the C-2, Shopping Center Zoning District with a minimum of thirty percent (30%) office uses as per the 0-3, General Office Zoning District. The developer has indicated a building may be 100% commercial or office uses as long as the use mix is maintained within the development area. Buildings A through D will typically be retail uses consistent and complementary to the "Health Village" concept. The activity fields are located along Rahling Road as shown on the site plan. The activity fields may require adjustment at the time of development to minimize grading and to protect selected specimen trees. The fields will not be lighted. The fields will be used during daylight hours and may be used on weekdays and weekends. The use of the fields will be regulated by the Owners/Tenants of the adjacent buildings and will be maintained by the Property OwnerfTenant. 7 FILE NO.: Z -4807-L Cont. The development plan minimizes impacts on Rock Creek, A 404 permit from the Corps of Engineers for the work in the floodway will be secured. The developer has proposed a mitigation plan that includes operational features to improve water quality during and after construction. Upon approval, the developer will provide the City with a copy of the mitigation plan. With the development the floodway will be relocated. Prior to construction the developer will provide the City with a "No Rise" certificate and engineering analysis to support the certificate. After completion of construction of the fills required to raise portions of the project above the 100 year flood elevation the developer will prepare and submit to the City of Little Rock and FEMA and Letter of Map Revision (LOMR) based on actual conditions. The proposed hours of operation are from 5:00 am to 2:00 am daily. The dumpsters will typically be serviced between the hours of 7:00 am and 5:40 pm, Monday through Friday. If service on weekends is necessary the hours will be limited to 11:00 am and 5:00 pm. Buildings C and D will share the dumpster located at Building B. Convenient and safe pedestrian routes will be provided within the development and to adjacent commercial and office developments. The developers have indicated pedestrian access is a key component of the "Health Village" concept and will be provided and maintained during all phases of development. Perimeter fencing will not be utilized to restrict access, but may be used for architectural or safety purposes. All signage will comply with the Chenal Valley Commercial Development Guidelines. Monument signage will be used adjacent to the street right-of-way. Signs on LaGrande Drive will have a maximum height of eight (8) feet and a maximum area of one -hundred (100) square feet. Building signage will comply with the Chenal Valley Guidelines and Little Rock Ordinance. Staff is supportive of the request. The development is proposed as a mixed use development with uses proposed to support the adjacent proposed medical village. To staffs knowledge there are no outstanding technical issues in need of addressing. Staff feels the development as proposed should not significantly impact the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of the site with the issuance of a building permit for one of the buildings proposed within the development. P., FILE NO.: Z -4807-L PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of the site with the issuance of a building permit for one of the buildings proposed within the development. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 September 3, 2009 ITEM NO.: 5 NAME: Chenal Valley Tract 98A Parcel A Long -form PCD FILE NO.: Z -4807-L LOCATION: Located on the Southeast corner of LaGrande Drive and Rahling Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 8.005 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF MF -18 — Multi -family 18 units per acre Multi -family 18 units per acre PCD C-2, Shopping Center District and 0-3, General Office District uses VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of areas beyond the developed area with the issuance of a building permit for the first building. A. PROPOSALIREQUEST: The applicant is proposing the development of this 8.005 acre tract with a mix of office and retail uses. The allowable uses proposed are C-2, Shopping Center District uses and 0-3, General Office District uses. Four buildings are proposed. Building A is proposed containing 15,500 square feet. Building B is proposed containing 13,600 square feet. Building C is proposed containing 10,000 square feet and Building D is proposed containing 9,100 square feet. The site plan indicates the placement of 302 parking spaces to be shared with a cross parking agreement. September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L The request includes a variance from the City's Land Alteration Ordinance. The request is to allow grading of areas beyond the development area with the issuance of a building permit for the first building. B. EXISTING CONDITIONS: The site is heavily wooded. Rahling Road adjacent to the site has been constructed extending from LaGrande Drive to Kanis Road but is barricaded and has not been accepted by the City as a public street. North of the site is the Promenade at Chenal Shopping Center. West of the site is vacant office and commercially zoned property. South and East is property proposed for development as a separate item on this agenda (Z -4807-M). C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Bascom Place Property Owners Association, the Witry Court Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (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. Is an advanced grading variance being requested? If so, provide the reasoning for the request. 3. Safe pedestrian access is suggest to be provided to the Promenade Shopping area. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2 September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 9. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 10. Due to the site being adjacent to Rock Creek and the large amount of impervious area, Low Impact Development concepts are suggested to be installed throughout the development for stormwater management. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency. 13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Erosion controls must be installed to reduce discharge of polluted stormwater. 16. A perimeter buffer strip shall be temporarily maintained around disturbed areas and shall be six percent (6%) of the lot width and depth with a minimum width of 25 feet and a maximum width of 40 feet. 17. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Per Section 36-341, floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy requires the placement of a ten (10) foot utility easement along the property perimeter. K? September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L Center -Point Ener : No comment received. 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection systems 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 the Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure backflow preventer is required. This development will have minor impact on the existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Oej�ar meet: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: Parks and Recreation recommends dedication of fifty foot (50') trail easement along south boundary of development. This will allow for extension of Rock Creek Trail to Wildwood Performing Arts Center. The developer may want to consider donating fifty foot (50) trail easement to City in a Park Conservancy and Land Trust and zone it PR. One can expect a deduction in taxes with this donation. I recommend they discuss this with a knowledgeable attorney and if donation is desired contact Kellie Wilhite at 603- 9900 to make arrangements. If developer concurs with this proposal, then we would take responsibility for maintenance of trail and land as part of parks system. We are striving to utilize Central Arkansas Water raw water easement to reach westerly destinations. We are happy to discuss this further. M September 3, 2009 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z-4807 F. ISSUES/TECHNICAL/DESIGN, Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning for a Planned Commercial Development with a mix of commercial and office uses. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rahling Road since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle_ Pian: There are no bike routes in the immediate vicinity. Nei hborhaod Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. Where development require screening by abutting land use of a more restrictive nature at least eighty (80) percent of the view of the vehicular use area and parked vehicles must be screened so as to not be visible when viewed from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of the requirement and evergreen trees may be used to satisfy the balance. 4. Land use buffers must be provided when abutting property zoned or used by a lesser intensity of use. All sites developed, modified or enlarged must provide a land use buffer(s) as follows: Side property lines at six (6) percent of the average width of the lot on both sides; Rear property lines at six (6) percent of the average depth of the lot; The minimum dimension is 5 September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L nine (9) feet in all instances; The maximum dimension required is fifty (50) feet in all instances. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The right-of-way of any utility easement shall not be used in computing the depth or area of land use buffer. 5. 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 must be at least nine (9) feet wide. 6. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 7. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be three hundred (300) square feet in area for developments with one hundred fifty (150) or more parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 8. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 9. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 10. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. & SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Tim Daters was present representing the request. Staff stated there were two applications on the current agenda which were to be developed by two 9 September 3, 2009 Ri iRnivi.qinN ITEM NO.: 5 (Cont.) _ FILE NO.: Z-4807 separate parties but were located adjacent to each other. Staff stated the property located on Parcel A would be developed utilizing C-2, Shopping Center District uses and 0-3, General Office District uses as a mixed use development. Staff stated the property located on Parcels B and C would be developed as a Medical Village. Staff stated there were a number of questions outstanding associated with the request. Staff stated they had met previously with the developer and outlined their concerns. Mr. Daters stated he and the developers were working to address staff concerns raised previously and as provided in the current Subdivision Committee write-up. Staff stated the requests included a variance from the City's Land Alteration Ordinance to allow advanced grading of the sites. Staff requested Mr. Daters provide a written justification addressing the variance request. Staff noted portions of the development were located within the floodway. Staff stated approval from the US Corp of Engineers was required to allow work within the floodway. Staff stated during the previous meeting with the developers it was suggested the developments utilize Low Impact Development concepts for dealing with stormwater management. Staff stated the developers indicated a willingness to review these practices to limit the amount of surface runoff. Staff stated according to the Buffer Ordinance requirements utility easements could not count in calculating the depth of a buffer. Mr. Daters stated the development would request a variance from this requirement. He stated the developers would work with Entergy and provide plantings under the utility lines which would allow some height but would not interfere with the electrical lines. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised cover letter indicates the days and hours of operation, hours of dumpster service, the proposed use mix of the buildings and the phasing plan. The building pads and parking areas on Tract A will be graded during the initial phase of construction. The common drive on the eastern property line will also be constructed during the initial construction. Grass cover will be established over the entire tract and the street buffers will be landscaped. Buildings A through ❑ may be constructed individually or in groups. All parking and drives adjacent to and leading to buildings under construction will be paved during construction of the adjacent building. The construction of parking adjacent to buildings not under construction will be deferred until the adjacent building is NA September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L constructed. Sufficient parking will be provided at all times to comply with Little Rock Ordinance, based on use. The developers have indicated a willingness to review low impact development techniques for developing the site with regard to stormwater detention and placement of bio-swales within the interior landscape islands. Buildings A through D may be used for activities which may require overnight stay. The use mix proposed for Buildings A through ❑ is a maximum of seventy percent (70%) commercial as per the C-2, Shopping Center Zoning District with a minimum of thirty percent (30%) office uses as per the 0-3, General Office Zoning District. The developer has indicated a building may be 100% commercial or office uses as long as the use mix is maintained within the development area. Buildings A through D will typically be retail uses consistent and complementary to the "Health Village" concept. The activity fields are located along Rahling Road as shown on the site plan. The activity fields may require adjustment at the time of development to minimize grading and to protect selected specimen trees. The fields will not be lighted. The fields will be used during daylight hours and may be used on weekdays and weekends. The use of the fields will be regulated by the Owners/Tenants of the adjacent buildings and will be maintained by the Property Owner[Tenant. The development plan minimizes impacts on Rock Creek. A 404 permit from the Corps of Engineers for the work in the floodway will be secured. The developer has proposed a mitigation plan that includes operational features to improve water quality during and after construction. Upon approval, the developer will provide the City with a copy of the mitigation plan. With the development the floodway will be relocated. Prior to construction the developer will provide the City with a "No Rise" certificate and engineering analysis to support the certificate. After completion of construction of the fills required to raise portions of the project above the 100 year flood elevation the developer will prepare and submit to the City of Little Rock and FEMA and Letter of Map Revision (LOMR) based on actual conditions. The proposed hours of operation are from 5:00 am to 2:00 am daily. The dumpsters will typically be serviced between the hours of 7:00 am and 5:00 pm, Monday through Friday. if service on weekends is necessary the hours will be limited to 11:04 am and 5:00 pm. Buildings C and ❑ will share the dumpster located at Building B. Convenient and safe pedestrian routes will be provided within the development and to adjacent commercial and office developments. The developers have indicated pedestrian access is a key component of the "Health Village" concept and will be provided and maintained during all phases of development. September 3, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4807-L Perimeter fencing will not be utilized to restrict access, but may be used for architectural or safety purposes. All signage will comply with the Chenal Valley Commercial Development Guidelines. Monument signage will be used adjacent to the street right-of-way. Signs on LaGrande Drive will have a maximum height of eight (8) feet and a maximum area of one -hundred (100) square feet. Building signage will comply with the Chenal Valley Guidelines and Little Rock Ordinance. Staff is supportive of the request. The development is proposed as a mixed use development with uses proposed to support the adjacent proposed medical village. To staff's knowledge there are no outstanding technical issues in need of addressing. Staff feels the development as proposed should not significantly impact the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of the site with the issuance of a building permit for one of the buildings proposed within the development. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of the site with the issuance of a building permit for one of the buildings proposed within the development. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 ITEM NO.: 5. Z -4807-L NAME: Chenal Valley Tract 98A Parcel A Long -form PCD LOCATION: located on the Southeast corner of LaGrande Drive and Rahling Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. The site plan indicates the placement of an Activities Field on Parcel A. Will the fields be located on Parcel A or only Parcels B and C? If activity fields are located on Parcel A will the fields be lighted? What hours will be fields be used and by whom? 3. Provide the days and hours of dumpster service for the site. 4. The site plan does not include dumpster facilities for Buildings C and D. 5. Will buildings A — D include activities which will require overnight stay? 6. The plan includes the allowance of C-2 and 0-3 uses as allowable uses for Parcel A. Provide the anticipated use mix (maximum % commercial, minimum % office) for the site. 7. Provide a narrative outlining the proposed activities and the development schedule. Provide the phasing plan for each of the buildings to be constructed. 8. Provide the proposed signage plan including building and ground mounted signage. 9. Provide the days and hours of operation for the buildings. 10. Is any perimeter or internal fencing proposed? If so provide the location of the proposed fencing. Variance/Waivers: A variance from the City's Land Alteration Ordinance to allow grading of the entire development with the issuance of a building permit for one of the proposed buildings. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (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. Is an advanced grading variance being requested? If so, provide the reasoning for the request. 3. Safe pedestrian access is suggest to be provided to the Promenade Shopping area. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Item # 5. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 9. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 10. Due to the site being adjacent to Rock Creek and the large amount of impervious area, Low Impact Development concepts are suggested to be installed throughout the development for stormwater management. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency. 13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Erosion controls must be installed to reduce discharge of polluted stormwater. 16.A perimeter buffer strip shall be temporarily maintained around disturbed areas and shall be six percent (6%) of the lot width and depth with a minimum width of 25 feet and a maximum width of 40 feet. 17. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Per Section 36-341, floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Enter : No comment received. Center -Paint Energy: No comment received. 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. The facilities on-site will be private. Item # 5. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection systems 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 the Little Rock Dire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure backflow preventer is required. This development will have minor impact on the existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route Parks and Recreation: Parks and Recreation recommends dedication of fifty foot (50') trail easement along south boundary of development. This will allow for extension of Rock Creek Trail to Wildwood Performing Arts Center. Developer may want to consider donating fifty foot trail easement to City in a Park Conservancy and Land Trust and zone it PR. One can expect a deduction in taxes with this donation. I recommend they discuss this with a knowledgeable attorney and if donation is desired contact Kellie Wilhite at 603-9900 to make arrangements. If developer concurs with this proposal, then we would take responsibility for maintenance of trail and land as part of parks system. We are striving to utilize Central Arkansas Water raw water easement to reach westerly destinations. We are happy to discuss this further. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning for a Planned Commercial Development with a mix of commercial and office uses. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rahling Road since it is a Principal Arterial. LaGrande Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets Item # 5. 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 in the immediate vicinity. Neighborhood Action Pian: This area is not covered by a Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. Where development require screening by abutting land use of a more restrictive nature at least eighty (80) percent of the view of the vehicular use area and parked vehicles must be screened so as to not be visible when viewed from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of the requirement and evergreen trees may be used to satisfy the balance. 4. Land use buffers must be provided when abutting property zoned or used by a lesser intensity of use. All sites developed, modified or enlarged must provide a land use buffer(s) as follows: Side property lines at six (6) percent of the average width of the lot on both sides; Rear property lines at six (6) percent of the average depth of the lot; The minimum dimension is nine (9) feet in all instances; The maximum dimension required is fifty (50) feet in all instances. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The right-of-way of any utility easement shall not be used in computing the depth or area of land use buffer. 5. 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 must be at least nine (9) feet wide. 6. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 7. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be three hundred (300) square feet in area for developments with one hundred fifty (150) or more parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 8. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 9. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and Item # 5. appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 10. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 19, 2009. Item # 5.