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HomeMy WebLinkAboutZ-4807-N Staff AnalysisITEM NC.: 11. Z -4807-N NAME: Wellington Park Short -form POD LOCATION: located on the Northeast corner of Wellington Village Road and Kirk Road PlannnA_Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. Provide the proposed uses of the building. Will the uses be 0-1, 0-2, 0-3 or general and professional office users? 3. Will any portion of any building be set aside for commercial uses as listed in the accessory uses of the office zoning district? If so note this on the site plan. 4. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the site plan. 5. Two sign locations are indicated on the site plan. Once at each of the entrance drives. Is signage anticipated for buildings 3 and 5 in the future? 6. Provide details of the proposed building signage indicating the facades proposed for signage and the total percentage of the fagade proposed with signage. 7. The plan indicates the placement of 8 x 10 signs for a total of 80 square feet. Office zones typically allow single signs on individual lots of 6 feet in height and 64 square feet in area. 8. The plan includes a total of 44,560 square feet of building area and 224 parking spaces to be shared thru a cross access and parking agreement on the site. Based on the square footage a total of 111 spaces would typically be required. Variance/Waivers: 1. A variance from the City's Land exceed typical ordinance standards. 2. A variance from Section 31-231 to street access. Public Works Conditions: Alteration ordinance to allow slopes which allow the development of lots without pubic 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 the development planned to be phased and a variance requested to advance grade future phases without imminent 3. Stormwater detention ordinance applies to this property. Show the proposed Item # 11. location for stormwater detention facilities on the plan. 4. A variance from the Land Alteration Regulations should be requested for an earthen cut that exceeds 10 feet in height at a 1-1 slope. 5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 8. A short water main extension may be needed to provide water service to this property. 9. 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 inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Item # 11. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from MF6 (Multifamily 6 -units per acre District) to POD (Planned Office District) to allow for the development of a multi -structure office development on this site. Master Street Plan: Kirk Road is shown as a Minor Arterial and Wellington Village Road is shown as a Collector 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 Bowman Road since it is a Minor Arterial. 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 Plan: There is a Class III Bike Route shown along both Kirk and Wellington Village Roads. Bike Routes require no additional right-of-way or pavement markings, but only signage to identify and direct the route. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a forty -tow (42) foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. It appears this buffer is being disturbed; a variance will be required. 3. An automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 5. The City Beautiful Commission recommends preserving as many trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six.0) inch caliper or larger. Revisedlat/ Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 15, 2013. Item # 11. FILE NO.: Z -4807-N NAME: Wellington Park Short -form POD LOCATION: Located on the Northeast corner of Wellington Village Road and Kirk Road DEVELOPER: Whisenhunt Investments, LLC 1701 Centerview Drive, Suite 102 Little Rock, AR 72211 ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 4.81 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 5 MF -6 FT. NEW STREET: 0 LF Residential 6 -units per acre General and Professional Office VARIANCESNVAIVERS REQUESTED: 1. A variance from the City's Land Alteration ordinance to allow slopes which exceed typical ordinance standards. 2. A variance from Section 31-231 to allow the development of lots without pubic street access. 3. A variance from Section 31-210 to allow the driveway spacing on Kirk Road less than typical ordinance requirements. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The basic proposal is to develop a multiple building office site that will be platted into five separate lots so they can be sold to individual owner of buildings. The buildings will all be one story at the approximately size shown on the plan. There FILE NO.: Z -4807-N (Cont. will be a requirement to allow cross access and parking between all the lots that will be set forth as either a deed restriction or property owners association agreement. As a part of the application, the applicant is requesting approval to allow grade changes and land use buffer disturbance that would allow implementation of a reinforced slope retention system to achieve a planted green slope of approximately 1:1 as shown in the plan and cross sections. The plan includes a six (6) foot privacy fence (double faced) and a continuous perimeter planting of evergreen trees at the east and northeast boundary area. The proposed grading scheme will allow the proposed buildings to be substantially lower than the Wellington Village neighbors at the eastern boundary and would provide a "green" slope treatment in lieu of retaining walls. B. EXISTING CONDITIONS: There are a scattering of evergreen and hardwood trees on the site near the center of the proposed development area. There are single-family homes located to the east and southeast and a multi -family development located to the north. There is a large church located to the south and vacant C-1, Neighborhood Commercial zoned property to the northwest. Street improvements are in place on both Kirk Road and Wellington Village Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Villages of Wellington Community Neighborhood Association 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 the development planned to be phased and a variance requested to advance grade future phases without imminent. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 2 FILE NO.- Z -4807-N (Cont. 4. A variance from the Land Alteration Regulations should be requested for an earthen cut that exceeds 10 feet in height at a 1-1 slope. 5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 8. A short water main extension may be needed to provide water service to this property. 3 FILE NO.: Z -4807-N (Con 9. 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 inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICALIDESIGN: Plannin Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from MF6 (Multifamily 6 -units per acre District) to POD (Planned Office District) to allow for the development of a multi -structure office development on this site. Master Street Plan: Kirk Road is shown as a Minor Arterial and Wellington Village Road is shown as a Collector 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 Bowman Road since it is a Minor Arterial. 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 Plan: There is a Class III Bike Route shown along both Kirk and Wellington Village Roads. Bike Routes require no additional right-of-way or pavement markings, but only signage to identify and direct the route. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 0 FILE NO.: Z -4807-N (Cont. 2. The zoning buffer ordinance requires a forty-two (42) foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. It appears this buffer is being disturbed; a variance will be required. 3. An automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 5. The City Beautiful Commission recommends preserving as many trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) Mr. Robert Brown and Mr. Johnny Kincaid were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff questioned the proposed uses of the buildings and if the request would include the allowance of any retail within the proposed buildings. Staff also questioned the proposed signage plan. Staff questioned if the dumpster service hours would be limited to daylight hours. Public Works comments were addressed. Staff questioned why the developers did not desire to construct a wall in -lieu of the proposed 20 -foot cut. Staff stated detention would be required for the development. Mr. Brown stated regional detention was provided with the development of the adjacent church. Staff requested Mr. Brown provide a sketch grading plan for the northeastern portion of the property. Landscaping comments were addressed. Staff stated the buffer along the eastern perimeter was to remain undisturbed unless a variance was approved. Staff stated an automatic irrigation system was required to water landscaped areas. Staff also stated a landscape plan prepared by a registered landscape architect would be required at the time of building permit. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 site plan to staff addressing a number of issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant has provided the proposed use mix, limited the dumpster hours to day light hours and provided the proposed signage plan. There are no ancillary commercial uses proposed for the development. 5 FILE NO.: Z -4807-N (Cont_ The applicant is requesting the development of the site with five (5) single story office buildings. The buildings range in size from 5,000 square feet to 15,120 square feet. The lots will share access and parking through a cross access and parking agreement. Each of the lots has been designed to allow for sufficient parking on each lot for the proposed office user. The applicant has indicated the proposed user of the buildings will be a Bank or savings and loan office, Clinic (medical, dental or optical), Establishment of religious, charitable or philanthropic organization, Art gallery, Office (general and professional), Private school for tutoring, business, adult education or special education, Studio (art, music, speech, drama, dance or other artistic endeavors), Travel bureau, Barber or beauty salon, Photography studio, Studio (broadcasting or recording), Duplication shop, Laboratory, Health studio or spa. Two multi -tenant signs are indicated on the site plan. The signs are indicated 8 -feet in height and 10 -feet in width. The signs are located at the entrance drives on Kirk Road and Wellington Village Road. Building signage on Building 1 will be on the north fagade at five percent, south fagade at ten percent and west facade at ten percent. The signage on Building 2 will be located on the south and west facades limited to ten percent of the fagade area and on the east fagade limited to five percent of the fagade area. The signage on Building 3 is limited to ten percent on the western and southern facades. The signage on the eastern fagade is proposed with a maximum of five percent. Building 4 is proposed as a multi -tenant building with three signs located on the southern fagade over each customer entrance limited to ten percent for each location. On the western fagade the site plan proposes the placement of a wall sign limited to ten percent of the fagade area. Building 5 has signage located on the northern fagade at five percent of the total fagade area. This building also proposes the placement of signage on the western and southern facades limited to ten percent of each of the facades. The plan also includes the placement of a retaining wall at the intersection of Wellington Village Road and Kirk Road. Lettering will be placed on the wall identifying the development. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow an earthern cut that exceeds ten feet in height at a 1:1 slope. The request also includes the ability to grade within the land use buffer along portions of the northern and the entirety of the southern perimeters. The applicant is proposing the placement of a slope retention system to allow a reinforced vegetated slope within these areas. The applicant is proposing at the top of the slope, adjacent to the residential homes, a double sided privacy fence and the placement of an evergreen screen. The plan indicates double the number of plantings within the areas the land use buffer will be removed to mitigate the removal of the buffer. The request includes a variance from Section 31-231 to allow the development of lots without public street frontage access. As noted the lots will share a cross access easement overlayed on the site to allow access to proposed Building 4. R FILE NO.: Z -4807-N (Cont. The request also includes a variance to allow the driveway onto Kirk Road that is less than typical ordinance spacing to the intersection and property line. The drive is located 120 -feet from the north property line and 200 -feet from the intersection of Wellington Village Road and Kirk Road. Kirk Road is a minor arterial and Wellington Village Road is a collector street. Section 31-210 states for a collector street or a street with a higher classification the minimum spacing from an intersection should be 300 -feet and 150 -feet from the property line. Staff is supportive of the requested rezoning and the variance request from the City's Land Alteration Ordinance. Staff feels the development with single story office buildings will have limited impact on the abutting residential homes. The applicant has indicated the slope vegetated with ground cover which in staff's opinion will soften the impact of the proposed cut. In addition the applicant has indicated the placement of a fence and evergreen plantings within the proposed buffer area which in staff's opinion will provide a better visual screen to the adjacent homes. Staff recommends that before any school use is proposed for the property that a traffic study must be submitted to and approved by the City. 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 an earthen cut in excess of typical ordinance standard. Staff re commends approval of the variance request to allow the development of lots without public street frontage. Staff recommends approval of the variance request to allow the driveway spacing on Kirk Road less than typical ordinance requirement. Staff recommends prior to any school use proposed for the property that a traffic study be submitted to and approved by the City. PLANNING COMMISSION ACTION: (MAY 30, 2013) The applicant was present. There were no registered presented the item with a recommendation of approval compliance with the comments and conditions as outlined i the agenda staff report. Staff stated they were supportive the northern and eastern perimeters as proposed on the si within the buffer area. Staff presented a recommendation rl objectors present. Staff of the request subject to n paragraphs D, E and F of of the land use buffer along to plan and allowing grading of approval of the variance FILE N _ .: Z -4807-N Cont_ request from the City's Land Alteration Ordinance to allow an earthen cut in excess of typical ordinance standard. Staff presented a recommendation of approval of the variance request to allow the development of lots without public street frontage. Staff presented a recommendation of approval of the variance request to allow the driveway spacing on Kirk Road less than typical ordinance requirement. Staff also presented a recommendation prior to any school use proposed for the property that a traffic study be submitted to and approved by the City. 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 8 ayes, 0 noes, 2 absent and 1 open position. 9 NO.: 6. 1. Z -4807-M NAME: Chenal Valley Tract 98A Parcels B and C Long -form POD LOCATION: located on the Southeast corner of LaGrande Drive and Rahling Road Plannina 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. Provide the number of beds for the impatient facility. 3. Provide the number of beds proposed for the surgery center. Will the surgery center include overnight stay? 4. Provide the number of doctors proposed within the Sports Medicine clinic. 5. The site plan indicates the placement of the southern land use buffer within a proposed and existing utility easement. The ordinance typically does not allow easements to count towards fulfilling the land use buffer requirements. 6. Will the activity fields have lights? What hours will be fields be used and by whom? 7. Provide a narrative outlining the proposed activities and the development schedule. For example at what point will the parking and drives be extended to Chenal Parkway, the drive serving the GMAC office building. The phasing pian for each of the buildings to be constructed. Variince lWaivers: 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. An advanced grading variance is being requested. Show areas proposed to be advanced graded. Provide the reasoning for the advanced grading requested. 3. Provide projected traffic volumes at full development. 4. Safe pedestrian access should be provided to the Promenade Shopping area. 5. 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). Item # 6.1. 6. The Stormwater Detention Ordinance applies to this property. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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. 11. 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. 12. 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 storm water management. 13.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. 14. 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. 15.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16.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. 17.Per Section 29-189(4), 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 snail not De useu JL)[ n1dLU11aawiayc or for any other purpose. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19.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. 20. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Enter : No comment received. 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. Item # 6.1. 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 Office Development. A Land Use Plan amendment from Residential High Density to Mixed Office Commercial is a separate item on this agenda (LU09-19-02). 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 # 6.1. may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic ;le Plan: There are no bike routes in the immediate vicinity. Nei hborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape - 1 . andscape: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 appurtenances must be screened from abutting properties and streets. The screen Item # 6.1. 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 # 6.1. ITEM NO.: 6.1, Z -4807-M NAME: Chenal Valley Tract 98A Parcels B and C Long -form POD 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. Provide the number of beds for the impatient facility. 3. Provide the number of beds proposed for the surgery center. Will the surgery center include overnight stay? 4. Provide the number of doctors proposed within the Sports Medicine clinic. 5. The site plan indicates the placement of the southern land use buffer within a proposed and existing utility easement. The ordinance typically does not allow easements to count towards fulfilling the land use buffer requirements. 6. Will the activity fields have lights? What hours will be fields be used and by whom? 7. Provide a narrative outlining the proposed activities and the development schedule. For example at what point will the parking and drives be extended to Chenal Parkway, the drive sewing the GMAC office building. The phasing plan for each of the buildings to be constructed. 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. An advanced grading variance is being requested. Show areas proposed to be advanced graded. Provide the reasoning for the advanced grading requested. 3. Provide projected traffic volumes at full development. 4. Safe pedestrian access should be provided to the Promenade Shopping area. 5. 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). Item # 6.1. 6. The Stormwater Detention Ordinance applies to this property. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10.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. 11. 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. 12. 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 storm water management. 13.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. 14.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. 15.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16.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. 17. 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. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19.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. 20. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Enter : No comment received. 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. Item # 6.1. 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 Office Development. A Land Use Plan amendment from Residential High Density to Mixed Office Commercial is a separate item on this agenda (LU09-19-02). 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 # 6.1. 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. 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 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 appurtenances must be screened from abutting properties and streets. The screen Item # 6.1. 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. ThE;se 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 # 6.1. FILE NO.: Z -4807-M NAME: Chenal Valley Tract 98A Parcels B and C Long -form POD LOCATION: Located on the Southeast corner of LaGrande Drive and Rahling Road DEVELOPER: St. Vincent Health System 6101 St. Vincent Circle Little Rock, AR 72205 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 36.76 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 2 MF -18, MF -24, 0-2 and PD -0 FT. NEW STREET: 0 LF Multi -family at 18 and 24 units per acre and Office uses -•E PROPOSED USE: Medical Village VARIANCESMAIVERS 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. PROPOSAL/REQ UESTIAPPLICANT'S STATEMENT: St. Vincent Health System envisions a health care master development designed with a similar philosophy, architectural, and planning style to today's "lifestyle centers". The health village would be composed of ambulatory/outpatient health care services, physicians offices, retail (with emphasis on healthy retailers), with the potential to add specialty focused, boutique inpatient services over a longer horizon, as the community grows and changes over time. Placement of the health village in Chenal Valley will meet the undersupplied ambulatory health care demand in west Little Rock, and surrounding communities. FILE NO.: Z -4807-M [Cant. The health village estimated structural dimensions will encompass approximately 164,370 square feet, in aggregate, plus an estimated 150,000 square feet planned for inpatient services. The tallest structure within the health village will not exceed 75 -feet. A key design element of the health village is that the services, while separate, are easily integrated with each other. Therefore, one would only need to walk across a green space to access another service/entity. Each entity will have individual "store -fronts" locations, with shared support space behind those areas to reduce duplication of services. The building materials and design will be in compliance with the Chenal Valley design guidelines for commercial structures. Green design elements and material will be used where and when possible both in building construction and the parking lot development. The development is proposed in a number of phases with Phase I beginning in the first quarter of 2010. 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. East of the site is an office building and vacant 0-2, Office and Institutional zoned property. Along the southern boundary are properties fronting Kanis Road. The zoning and use of the property is mixed. There are two vacant C-3, General Commercial District zoned sites, a site zoned AF with a CUP to allow a pet resort, an expired PGD which was approved for a strip center and mini -warehouse, an auto repair shop and an Entergy substation. 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. An advanced 0 FILE NO.: Z -4807-M Cont. grading variance is being requested. Show areas proposed to be advanced graded. Provide the reasoning for the advanced grading requested. 3. Provide projected traffic volumes at full development. 4. Safe pedestrian access should be provided to the Promenade Shopping area. 5. 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). 6. The Stormwater Detention Ordinance applies to this property. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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. 11. 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. 12. 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 storm water management. 13. 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. 14. 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. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. 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. 17. 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. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 9 FILE NO.: Z -4807-M Cont. 19. 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. 20. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. End: Entergy requires the placement of a ten (10) foot utility easement along the common lot lines of the development and around the sites perimeter. Center -Point Enema: 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 De artment: 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. 0 FILE NO.: Z -4807-M Cont. F 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. 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 Office Development. A Land Use Plan amendment from Residential High Density to Mixed Use is a separate item on this agenda (LU09-19-02). 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 Plan: There are no bike routes in the immediate vicinity. Neighborhood 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 ILE NO.: Z -4807-M fQQnt. 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 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. D FILE NO.: Z -4807-M Cont. 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 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 provides a description of the activities to take place on the site, the phasing plan, signage plan, hours of operation and outlines pedestrian connectivity through the site and to the adjacent shopping center. The inpatient facility, Building K will be constructed as part of the last phase of the project. The anticipated capacity is 40 to 50 beds. The surgerycenter, Building H, will have four (4) operating suites and is proposed as a later phase. Patients will not be held overnight in the ambulatory surgery building. The sports PI FILE NO.: Z -4887-M Cont. medicine facility, Building F will be the first building constructed. Two physicians will operate clinics in the facility. Clinic space may be provided for several physicians who use the facility on a rotating basis during the day or on a weekly basis. The bulk of the space within the building will be for athletic activities related to physical rehabilitation and improvement. The typical hours of operation for the clinic and office uses will be 6:00 am to 10:40 pm, Monday through Friday, with some facilities open on the weekend. The urgent care facility and inpatient facility will operate 24 hours per day. 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 phasing plan is proposed with building pads and parking areas on Tracts B & C and graded is proposed during the initial construction. The common drives connecting to LaGrande Drive and around the central courtyard area will be constructed during the initial construction phase also. Grass cover will be established over the entire tract and the street buffers which have been disturbed will be landscaped. The buildings on Parcel B will be constructed prior to the buildings on Parcel C. The anticipated construction sequence is Building F, E, H then G. Improvements on Parcel C will begin with either Building I or J. Building K is the last structure planned. The drive to Chenal Parkway will be constructed as part of the improvements on Parcel C and may be constructed earlier if warranted and permitted by the City. 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 may 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. 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. The developer has indicated should the City of Little Rock wish to construct a trail across the southern portion of the site. the developer will grant a suitable easement to the City at the time of development. The exact location and nature of the trail would be subject the developer's review and approval. L•' FILE NO.: Z-4807-M(Cont.) Traffic volumes at full development will be consistent with those projected by Peters & Associates in their previous traffic study dated May 30, 2006. A copy of this study has been provided to the City. The applicant is continuing to work with Traffic Engineering to verify the post development traffic volumes and determine the need for an additional drive on Rahling Road. Perimeter fencing will not be utilized to restrict access, but may be used for architectural or safety purposes. The applicant is requesting to be allowed to count the utility easement as the required buffer along the southern perimeter. According to the applicant the areas along the southern and western portions of the site have been dedicated to land use and stream buffers along Rock Creek. Landscape plantings along the southern property line will be carefully chosen and placed to comply with the intent of the Landscape and Buffer Ordinances. Trees and shrubs to be planted within the overhead electrical easement area will be chosen to provide screening while complying with ENTERGY's vegetation management policies. Trees will be selected so that when mature they provide screening, but do not reach heights which will require "tree topping". The Developer has placed a high priority on providing adequate screening since the majority of the property to the south Neill in all likelihood be redeveloped with non-residential uses. All signage will comply with the Chenal Valley Commercial Development Guidelines and the Chenal/Financial Center Design Overlay District requirements. Monument signage will be used adjacent to the street right-of- way. Signs on LaGrande Drive will have a maximum height of six (6) feet and a maximum area of sixty-four (64) square feet. Building signage will comply with the Chenal Valley Guidelines and Little Rock Ordinance. Additional informational and directional signage will be constructed off-site as permitted by the City to provide assistance during emergency situations. 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. Staff is supportive of the request. The development is proposed as a multi -phased development for a 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. E FILE NO.: Z -4807-M Cont. ' 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. Staff recommends approval of the buffer variance as proposed by the applicant. 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 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. Staff also presented a recommendation of approval of the buffer variance request as proposed by the applicant, 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. 10 September 3, 2009 ITEM NO.: 6.1 FILE NO.: Z -4807-M NAME: Chenal Valley Tract 98A Parcels B and C Long -form POD LOCATION: Located on the Southeast corner of LaGrande Drive and Rahling Road DEVELOPER: St. Vincent Health System 6101 St. Vincent Circle Little Rock, AR 72205 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 36.76 acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 2 MF -18, MF -24, 0-2 and PD -O FT. NEW STREET: 0 LF Multi -family at 18 and 24 units per acre and Office uses PROPOSED ZONING: POD PROPOSED USE: Medical Village VARIANCESIWAIVERS 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. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: St. Vincent Health System envisions a health care master development designed with a similar philosophy, architectural, and planning style to today's "lifestyle centers". The health village would be composed of ambulatoryfoutpatient health care services, physicians offices, retail (with emphasis on healthy retailers), with the potential to add specialty focused, boutique inpatient services over a longer horizon, as the community grows and changes over time. Placement of the health village in Chenal Valley will meet the undersupplied ambulatory health care demand in west Little Rock, and surrounding communities. September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NQ.: 7-4807-M The health village estimated structural dimensions will encompass approximately 164,370 square feet, in aggregate, plus an estimated 150,000 square feet planned for inpatient services. The tallest structure within the health village will not exceed 75 -feet. A key design element of the health village is that the services, while separate, are easily integrated with each other. Therefore, one would only need to walk across a green space to access another service/entity. Each entity will have individual "store -fronts" locations, with shared support space behind those areas to reduce duplication of services. The building materials and design will be in compliance with the Chenal Valley design guidelines for commercial structures. Green design elements and material will be used where and when possible both in building construction and the parking lot development. The development is proposed in a number of phases with Phase I beginning in the first quarter of 2010. 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. East of the site is an office building and vacant 0-2, Office and Institutional zoned property. Along the southern boundary are properties fronting Kanis Road. The zoning and use of the property is mixed. There are two vacant C-3, General Commercial District zoned sites, a site zoned AF with a CUP to allow a pet resort, an expired PCD which was approved for a strip center and mini -warehouse, an auto repair shop and an Entergy substation. 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 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -4807-M 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. An advanced grading variance is being requested. Show areas proposed to be advanced graded. Provide the reasoning for the advanced grading requested. 3. Provide projected traffic volumes at full development. 4. Safe pedestrian access should be provided to the Promenade Shopping area. 5. 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). 6. The Stormwater Detention Ordinance applies to this property. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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. 11. 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. 12. 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 storm water management. 13. 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. 14. 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. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 3 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -4807-M 16. 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. 17. 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. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. 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. 20. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Enter : Entergy requires the placement of a ten (10) foot utility easement along the common lot lines of the development and around the sites perimeter. Center -Point Enerav: 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. 4 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -4807-M Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire De artment: 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. F. ISSUES/TECHNICAL/DESIGN: Plannin 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 Office Development. A Land Use Plan amendment from Residential High Density to Mixed Use is a separate item on this agenda (LU09-19-02). 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 �Df 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 Plan: There are no bike routes in the immediate vicinity. '61 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -4807-M Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landsca e: 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. 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 N September 3, 2009 SUBDIVISION ITEM NO.: 6.1 (Cont. FILE NO.: Z -4807-M 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 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 7 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -4807-M 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 provides a description of the activities to take place on the site, the phasing plan, signage plan, hours of operation and outlines pedestrian connectivity through the site and to the adjacent shopping center. The inpatient facility, Building K will be constructed as part of the last phase of the project. The anticipated capacity is 40 to 50 beds. The surgery center, Building H, will have four (4) operating suites and is proposed as a later phase. Patients will not be held overnight in the ambulatory surgery building. The sports medicine facility, Building F will be the first building constructed. Two physicians will operate clinics in the facility. Clinic space may be provided for several physicians who use the facility on a rotating basis during the day or on a weekly basis. The bulk of the space within the building will be for athletic activities related to physical rehabilitation and improvement. The typical hours of operation for the clinic and office uses will be 6:00 am to 10:00 pm, Monday through Friday, with some facilities open on the weekend. The urgent care facility and inpatient facility will operate 24 hours per day. 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 phasing plan is proposed with building pads and parking areas on Tracts B & C and graded is proposed during the initial construction. The common drives connecting to LaGrande Drive and around the central courtyard area will be constructed during the initial construction phase also. Grass cover will be established over the entire tract and the street buffers which have been disturbed will be landscaped. The buildings on Parcel B will be constructed prior to the buildings on Parcel C. The anticipated construction sequence is Building F, E, H 0 September 3, 2009 SUBDIVISION ITEM NO.: 6.1 (Cont.) FILE NO.: Z -4807-M then G. Improvements on Parcel C will begin with either Building I or J. Building K is the last structure planned. The drive to Chenal Parkway will be constructed as part of the improvements on Parcel C and may be constructed earlier if warranted and permitted by the City. 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 may 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. 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. The developer has indicated should the City of Little Rock wish to construct a trail across the southern portion of the site, the developer will grant a suitable easement to the City at the time of development. The exact location and nature of the trail would be subject the developer's review and approval. Traffic volumes at full development will be consistent with those projected by Peters & Associates in their previous traffic study dated May 30, 2006. A copy of this study has been provided to the City. The applicant is continuing to work with Traffic Engineering to verify the post development traffic volumes and determine the need for an additional drive on Rahling Road. Perimeter fencing will not be utilized to restrict access, but may be used for architectural or safety purposes. The applicant is requesting to be allowed to count the utility easement as the required buffer along the southern perimeter. According to the applicant the areas along the southern and western portions of the site have been dedicated to land use and stream buffers along Rock Creek. Landscape plantings along the southern property line will be carefully chosen and placed to comply with the intent of the Landscape and Buffer Ordinances. Trees and shrubs to be planted within the overhead electrical easement area will be chosen to provide screening while complying with ENTERGY's vegetation management policies. Trees will be selected so that when mature they provide screening, but do not reach heights which will require "tree topping". The Developer has placed a high priority on providing adequate screening since the majority of the property to the south will in all likelihood be redeveloped with non-residential uses. 9 September 3, 2009 SUBDIVISION ITEM NO.: 5.1 Con#. FILE NO.: Z -4807-M All signage will comply with the Chenal Valley Commercial Development Guidelines and the Chenal/Financial Center Design Overlay District requirements. Monument signage will be used adjacent to the street right-of- way. Signs on LaGrande Drive will have a maximum height of six (6) feet and a maximum area- of sixty-four (54) square feet. Building signage will comply with the Chenal Valley Guidelines and Little Rock Ordinance. Additional informational and directional signage will be constructed off-site as permitted by the City to provide assistance during emergency situations. 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 (LOMB) based on actual conditions. Staff is supportive of the request. The development is proposed as a multi -phased development for a 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. Staff recommends approval of the buffer variance as proposed by the applicant. 10 September 3, 2009 SUBDIVISION ITEM NO.: 6.1(Cont.)FILE NO.: Z -4807-M 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 presented a recommendation of approvat 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. Staff also presented a recommendation of approval of the buffer variance request as proposed by the applicant. 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. 11 September 3, 2009 ITEM NO.: 6 FILE NO.: LU09-19-02 Name: Land Use Plan Amendment — Chenal Planning District Location. The southeast corner of LaGrande Drive and Rahling Road Request: High Density Residential to Mixed Use Source: Tim Daters, White-Daters and Associates, Inc.- PROPOSAL nc. PROPOSAL 1 REQUEST: A Land Use Plan amendment in the Chenal Planning District from High Density Residential to Mixed Use. Mixed Use represents a mixture of residential, office and commercial uses with a required Planned Zoning Development if the development is entirely office or commercial or the use is a mixture of the three. The applicant is requesting a Planned Office Development for this site to allow for a health care village. Staff is not expanding the application since the Land Use Plan in this area was reviewed within a year. EXISTING LAND USE AND ZONING The property is vacant and undeveloped. It is currently zoned MF -18. The property is approximately 20 acres ± in size. South of this site is zoned R-2 Single Family with an existing single family residence. East of the amendment site is zoned Plannded Development Office for medical offices. North of this site is zoned MF -18 and is also undeveloped. Further north is zoned C-2 for the Promenade Shopping Center. West of the amendment site is zoned C-2 Commercial and is undeveloped. Further west is also zoned R-2 and is occupied by the Champagnolle POA park and subdivision. FUTURE LAND USE PLAN AND RECENT AMENDMEN The amendment site is currently shown as Residential High Density. It is bounded on the west and southwestern sides by Park/Open Space that represents the floodway. North of this site is shown as Mixed Office Commercial. East of this is shown as Office and southeast along Kanis Road is shown as Commercial. Beyond the PK/OS to the west is shown as Community Shopping. March 20, 2007, Ordinance 19722 amended several different sites in this vicinity. This was a City initiated amendment initiated due to concerns about a recent Land Use Plan Amendment on Kanis near Chenal Parkway. The changes. were along Kanis Road from Multi Family to Single Family, Single Family to Neighborhood Commercial, Public Institutional to Suburban Office, and Multi Family to Commercial. September 3, 2009 SUBDIVISION ITEM NO.: 6 Gont. FILE NO.: LU09-19-02 June 27, 2006 a change was made from Office, Neighborhood Commercial and Low Density Residential to Mixed Office Commercial approximately one mile to the northeast of this amendment located Planned Commercand ial al Devorth of elopment nal Parkway. The changes resulted reclassification to allow for future development. August 15, 2006, Ordinance 19582 amended the eastern intersection of LaGrande and Rahling Roads from Multi Family to Mixed Office Commercial to allow for future development. June 17, 2003, changes from Office, ortheastyaf Chenalgle Parkwaiy around Multifamily and Low Density Residential located Rahling Road. These changes were made to reflect new zoning in the area for future development. MASTER STREET PLAN: Rahling Road is a Principal Arterial in this area. 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 since it is a Principal Arterial, La Grande Drive is 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 PLAN: lt A Class I bike route is shown Addit Additional paving and rightRahling Road. A Class I lkeway of waylmaylbe separate from or alongside a road. required. PARKS: According to the Master Parks Plan, this area is located within eight blocks of a park or open space. The Champagnolle neighborhood park is located just west of this area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 September 3, 2009 SUBDIVISION ITEM NO.: 6 (Cont,) FILE NO.: LU09-19 CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: This area of Little Rock has seen major growth in the last ten years. New subdivisions have been built to the northwest and northeast of this amendment site along with large -lot subdivisions to the southwest outside the city limits. Multi Family developments have occurred in the area resulting in new apartments and condominiums. The current land use plan shows this 20 acre area as Residential High Density. The amendment area is located along the alignment of the Rahling Road extension and the intersection of La Grande Drive. Immediately east of this site, along the south side of La Grande Drive, has been developing as an office park. The area immediately north of this amendment site is included in the proposed Planned Office Development and is currently shown as Mixed Office Commercial. This amendment would extend that trend south from La Grande Drive and west to Rahling Road. A change from Residential High Density to Mixed Use would require a Planned Zoning District if the use is entirely office or commercial or if the use is a mixture of residential, office and commercial. A Planned Office Development application is a separate item on this agenda. The Mixed Use category would also still allow for residential development of this site in the future. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Witry Court, Bascom Place and the Coalition of West Little Rock Neighborhoods. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 20.09) The item was placed on consent agenda for approval. By a vote of 9 for and 0 against the consent agenda was approved. k,