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HomeMy WebLinkAboutZ-5742-A Staff AnalysisFILE NO.: Z -5742-A NAME: C & G Asset Management Short -form PCD LOCATION: Located at 1001 Wright Avenue DEVELOPE C & S Asset Management LLC 1001 Wright Avenue P.O. Box 2252 Little Rock, AR 72203 FNGINFFR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.512 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-1, Quiet Office District ALLOWED USES: Quiet Office Uses PROPOSED ZONING: PCD PROPOSED USE: Residential, Office and Commercial VARIANCES/WAIVERS REQUESTED: None requested- equested. BACKGROUND- BACKGROUND: Ordinance Ordinance No. 16,509 adopted by the Little Rock Board of Directors on October 19, 1993, rezoned this site from R -4A to 0-1. A. PROPOSAL/REQUEST: The proposal includes the construction of a single building with a total of 6,336 square feet of space and 23 on-site parking spaces. The building is proposed with various tenants which can be divided into six to eleven units depending on the unit arrangement and the unit size. The unit size will average 647 square feet. Based on combinations and configurations the units could be configured with two units of approximately 647 square feet, one unit of 1,941 square feet and three units of 1,294 square feet. The site plan indicates a parking ratio of FILE NO.: Z -5742-A (Cont. four parking spaces per unit for six units to 2.18 parking spaces per unit for eleven units. The site plan indicates a building to land ratio of 32 percent. A wood fence will be constructed for perimeter treatment and screening. An existing solid wood fence extends from the interior southwest corner of the south property line, east approximately 125 feet to 130 feet. A portion of the proposed parking will not be screened and is proposed to be screened by an extension of the fence or the placement of shrubs. Along the western perimeter of the site a wood fence extends approximately 100 feet with 25 -feet of the new parking area not screened. This area will also be screened with the extension of the wood fence or the planting of shrubs. B. EXISTING CONDITIONS: The site contains an office building which was originally constructed as a drive- through branch bank and is now being used for a real estate service company. The area contains a number of uses including Philander Smith College, Dunbar Community Center, Dunbar Middle School and a Central Arkansas Library facility. To the south of the site is a PD -C approved as an office use for Mr. Klean's Carpet and Janitorial service. Single-family homes are located in the immediate area with residences located to the southeast and southwest and to the northwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Downtown Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Wright Avenue and Chester Street. 2. The sidewalk on the west side of the driveway should be moved to provide better access to the sidewalk on the east side of the driveway. Sidewalk should be placed in public easement. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from intersections should be a minimum 250 feet. The existing east driveway should be moved to approximately 10 feet from the south property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 2 FILE NO.: Z -5742-A (Cont. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A 2 -inch PVC water main crosses this property in the closed right-of-way of Wright Avenue. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. Countv Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUESTFECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short -form PCD to allow a mixed use development containing residential, office, and commercial on the site. The request does not require a change to the Land Use Plan. Master Street Plan: Wright Avenue is shown as a Minor Arterial on the Master Street Plan and Chester Street is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 Wright Avenue since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class II bike route is shown along Wright Avenue. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bike route is shown along Chester Street according to the Master Street Plan bicycle section. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing Goal states, "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 3 FILE NO.: Z -5742-A (Cont. 325 vacant apartments." The inclusion of residential could advance this goal. The Economic Development Goal is also applicable. It states, "Attract other businesses and services, such as pizza places that make home deliveries, another grocery, another pharmacy, video stores, cafes, a sporting goods store, and more restaurants open after 8 p.m." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site appears to be overdeveloped. It is not in compliance with the landscape ordinance. 3. The zoning buffer ordinance requires an eight foot (8) wide land use buffer to separate this proposed development from the residential property on western perimeter of the site. Currently, the site plan is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The landscape ordinance requires a minimum of six foot nine inches (6'-9") along all property lines. Currently, this proposal encroaches into this minimum amount on all four sides of the property. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 6. The zoning buffer ordinance requires a minimum six foot nine inch wide (6'- 9") wide street buffer along Chester Street and along Wright Avenue. The Planning Commission must approve a variation from this typical minimum requirement. 7. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. 8. A water source must be located within seventy-five foot (75) of all landscaped areas. 9. These calculations take into account the proposed development is located within a designated mature area of the city. 51 FILE NO.: Z -5742-A (Cont G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of concerns related to the proposed site plan. Staff stated the site plan did not allow for typical building setbacks, landscaping or parking to meet the typical minimum requirement for a mixed use development. Public Works comments were addressed. Staff stated the sidewalk on the west side of the driveway should be moved to provide better access to the sidewalk on the east side of the driveway. Staff stated the sidewalk should be placed in a public easement. Staff also stated the indicated driveway locations and widths did not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff stated driveway spacing from intersections should be a minimum 250 feet. Staff stated the existing east driveway should be moved to approximately 10 feet from the south property line. Landscaping comments were addressed. Staff stated a variance from the City Beautiful Commission would be required to allow the reduced street buffer as indicated. Staff also stated the indicated land use buffer did not meet the typical minimum ordinance requirements and would require Commission approval of the reduced buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has indicated landscaping sufficient to meet typical minimum ordinance requirements, indicated the proposed use mix and relocated the proposed drive to the southern property line on Chester Street. The revised site plan indicates the placement of an eight foot landscape strip along the southern and western perimeters and a six foot nine inch landscape strip along Chester Street. In two areas the parking spaces encroach into the landscape strip. Along the southern perimeter adjacent to the relocated driveway the site plan indicates the placement of a parking space abutting the property line and near the northern drive a parking space has been indicated at 3.5 feet from the property line. Staff feels the spaces in these two areas which encroach into the landscaping should be removed. In addition, the back out space located at the intersection of Wright and Chester Streets has been indicated encroaching into the landscaped area. Staff feels the parking space located nearest the intersection, heading into Wright Avenue, should be removed and the back out space reduced to increase the landscaping at the hard corner. Areas of the street buffer along Wright Avenue do not fully comply with the typical minimum 5 FILE NO.: Z -5742-A (Cont. requirements of the zoning ordinance for street buffer widths. Staff is supportive of allowing the reduced buffer as proposed. The development is proposed as a mixed use development proposed with 65 percent office and 35 percent retail. The request also includes the ability to add residential as an allowable use by the addition of a second floor, if the second floor is cost feasible. The proposal would allow the addition of two to four units. The site plan indicates the placement of a 6,336 square foot building and 23 parking spaces. The development is proposed with 4,118 square feet of office space and 2,218 square feet of retail. Based on the office, retail and residential development potential, 23 parking spaces would typically be required. As indicated previously staff recommends three of the indicated spaces be removed to accommodate landscaping leaving the site with a total of 20 parking spaces. The site plan has not indicated signage. Staff recommends signage be limited to signage as allowed in office zones or a maximum of six feet in height and sixty- four square feet in area. Building signage should also be limited to signage as allowed in office zones or a maximum of ten percent of the fagade area. The applicant has not defined retail uses. Staff recommends the retail uses be limited to those uses as allowed in the C-1, Neighborhood Commercial zoning classification. The site plan indicates inadequate parking to meet the typical minimum parking demand. Staff is supportive of the indicated parking but recommends the use mix of the development match the available parking on the site. Staff has not been provided with building elevations or proposed construction materials. Staff recommends the site be developed in a manner to protect the adjacent single-family homes and the neighborhood. The building materials should be limited to wood, brick or a material that resembles wood and the roof pitch must exceed 4:12. Staff is supportive of the development of a mixed use development on the site as indicated based on the previous comments. The site is presently zoned 0-1 and has historically been used as an office use. Staff feels the development should be considerate of the adjoining residential uses when designing the building with regard to massing, construction materials and landscaped areas. Staff feels with the removal of the parking spaces as noted, this will enhance the landscaped areas and provide an additional setback adjacent to the residential uses to the south and west of the site. To staff s knowledge there are no outstanding issues associated with the request. Staff feels the development of a mixed use development on the site should have minimal impact on the adjoining properties or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. [:1 FILE NO.: Z -5742-A (Cont. PLANNING COMMISSION ACTION: (MARCH 1, 2007) 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, F and H of the above agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 March 1, 2007 ITEM NO.: 6 NAME: C & G Asset Management Short -form PCD LOCATION: Located at 1001 Wright Avenue DEVELOPER: C & S Asset Management LLC 1001 Wright Avenue P.O. Box 2252 Little Rock, AR 72203 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.: Z -5742-A AREA: 0,512 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-1, Quiet Office District ALLOWED USES: Quiet Office Uses PROPOSED ZONING: PCD PROPOSED USE: Residential, Office and Commercial VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,509 adopted by the Little Rock Board of Directors on October 19, 1993, rezoned this site from R -4A to 0-1. A. PROPOSAL/REQUEST: The proposal includes the construction of a single building with a total of 6,336 square feet of space and 23 on-site parking spaces. The building is proposed with various tenants which can be divided into six to eleven units depending on the unit arrangement and the unit size. The unit size will average 647 square feet. Based on combinations and configurations the units could be configured with two units of approximately 647 square feet, one unit of 1,941 square feet March 1, 2007 SUBDIVISION ITEM NO.: 6 Cont.) FILE NO.: Z -5742-A and three units of 1,294 square feet. The site plan indicates a parking ratio of four parking spaces per unit for six units to 2.18 parking spaces per unit for eleven units. The site pian indicates a building to land ratio of 32 percent. A wood fence will be constructed for perimeter treatment and screening. An existing solid wood fence extends from the interior southwest corner of the south property line, east approximately 125 feet to 130 feet. A portion of the proposed parking will not be screened and is proposed to be screened by an extension of the fence or the placement of shrubs. Along the western perimeter of the site a wood fence extends approximately 100 feet with 25 -feet of the new parking area not screened. This area will also be screened with the extension of the wood fence or the planting of shrubs. B. EXISTING CONDITIONS: The site contains an office building which was originally constructed as a drive- through branch bank and is now being used for a real estate service company. The area contains a number of uses including Philander Smith College, Dunbar Community Center, Dunbar Middle School and a Central Arkansas Library facility. To the south of the site is a PD -C approved as an office use for Mr. Klean's Carpet and Janitorial service. Single-family homes are located in the immediate area with residences located to the southeast and southwest and to the northwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Downtown Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Wright Avenue and Chester Street. 2. The sidewalk on the west side of the driveway should be moved to provide better access to the sidewalk on the east side of the driveway. Sidewalk should be placed in public easement. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from intersections should be a minimum 250 feet. The existing east driveway should be moved to approximately 10 feet from the south property line. 2 March 1, 2007 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z -5742-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A 2 -inch PVC water main crosses this property in the closed right-of-way of Wright Avenue. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is not located on a CATA Bus Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short -form PCD to allow a mixed use development containing residential, office, and commercial on the site. The request does not require a change to the Land Use Plan. Master Street Plan: Wright Avenue is shown as a Minor Arterial on the Master Street Plan and Chester Street is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 Wright Avenue since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bic cle Plan: A Class II bike route is shown bikeway is located on the street as either a 5 lane. Additional paving and right of way may is shown along Chester Street according to section. A Class III bikeway is a signed route 3 along Wright Avenue. A Class II ' shoulder or six foot marked bike be required. A Class III bike route the Master Street Plan bicycle on a street shared with traffic. No March 1, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5742-A additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing Goal states, "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments." The inclusion of residential could advance this goal. The Economic Development Goal is also applicable. It states, "Attract other businesses and services, such as pizza places that make home deliveries, another grocery, another pharmacy, video stores, cafes, a sporting goods store, and more restaurants open after 8 p.m." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site appears to be overdeveloped. It is not in compliance with the landscape ordinance. 3. The zoning buffer ordinance requires an eight foot (8) wide land use buffer to separate this proposed development from the residential property on western perimeter of the site. Currently, the site plan is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The landscape ordinance requires a minimum of six foot nine inches (6'-9") along all property lines. Currently, this proposal encroaches into this minimum amount on all four sides of the property. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 6. The zoning buffer ordinance requires a minimum six foot nine inch wide (6'- 9) wide street buffer along Chester Street and along Wright Avenue. The Planning Commission must approve a variation from this typical minimum requirement. 7. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. N March 1, 2007 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -5742-A L 8. A water source must be located within seventy-five foot (75) of all landscaped areas. 9. These calculations take into account the proposed development is located within a designated mature area of the city. SUBDIVISION COMMITTEE COMMENT (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of concerns related to the proposed site plan. Staff stated the site plan did not allow for typical building setbacks, landscaping or parking to meet the typical minimum requirement for a mixed use development. Public Works comments were addressed. Staff stated the sidewalk on the west side of the driveway should be moved to provide better access to the sidewalk on the east side of the driveway. Staff stated the sidewalk should be placed in a public easement. Staff also stated the indicated driveway locations and widths did not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff stated driveway spacing from intersections should be a minimum 250 feet. Staff stated the existing east driveway should be moved to approximately 10 feet from the south property line. Landscaping comments were addressed. Staff stated a variance from the City Beautiful Commission would be required to allow the reduced street buffer as indicated. Staff also stated the indicated land use buffer did not meet the typical minimum ordinance requirements and would require Commission approval of the reduced buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has indicated landscaping sufficient to meet typical minimum ordinance requirements, indicated the proposed use mix and relocated the proposed drive to the southern property line on Chester Street. The revised site plan indicates the placement of an eight foot landscape strip along the southern and western perimeters and a six foot nine inch landscape strip along Chester Street. In two areas the parking spaces encroach into the landscape strip. Along the southern perimeter adjacent to the relocated driveway the site plan indicates the placement of a parking space abutting the property line 5 March 1, 2007 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -5742-A and near the northern drive a parking space has been indicated at 3.5 feet from the property line. Staff feels the spaces in these two areas which encroach into the landscaping should be removed. In addition, the back out space located at the intersection of Wright and Chester Streets has been indicated encroaching into the landscaped area. Staff feels the parking space located nearest the intersection, heading into Wright Avenue, should be removed and the back out space reduced to increase the landscaping at the hard corner. Areas of the street buffer along Wright Avenue do not fully comply with the typical minimum requirements of the zoning ordinance for street buffer widths. Staff is supportive of allowing the reduced buffer as proposed. The development is proposed as a mixed use development proposed with 65 percent office and 35 percent retail. The request also includes the ability to add residential as an allowable use by the addition of a second floor, if the second floor is cost feasible. The proposal would allow the addition of two to four units. The site plan indicates the placement of a 6,336 square foot building and 23 parking spaces. The development is proposed with 4,118 square feet of office space and 2,218 square feet of retail. Based on the office, retail and residential development potential, 23 parking spaces would typically be required. As indicated previously staff recommends three of the indicated spaces be removed to accommodate landscaping leaving the site with a total of 20 parking spaces. The site plan has not indicated signage. Staff recommends signage be limited to signage as allowed in office zones or a maximum of six feet in height and sixty- four square feet in area. Building signage should also be limited to signage as allowed in office zones or a maximum of ten percent of the facade area. The applicant has not defined retail uses. Staff recommends the retail uses be limited to those uses as allowed in the C-1, Neighborhood Commercial zoning classification. The site plan indicates inadequate parking to meet the typical minimum parking demand. Staff is supportive of the indicated parking but recommends the use mix of the development match the available parking on the site. Staff has not been provided with building elevations or proposed construction materials. Staff recommends the site be developed in a manner to protect the adjacent single-family homes and the neighborhood. The building materials should be limited to wood, brick or a material that resembles wood and the roof pitch must exceed 4:12. Staff is supportive of the development of a mixed use development on the site as indicated based on the previous comments. The site is presently zoned 0-1 and has historically been used as an office use. Staff feels the development should be considerate of the adjoining residential uses when designing the building with regard to massing, construction materials and landscaped areas. Staff feels with the removal of the parking spaces as noted, this will enhance the landscaped areas and provide an additional setback adjacent to the residential uses to the south and west of the site. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the development of a mixed use development on the site should have minimal impact on the adjoining properties or the area. N March 1, 2007 SUBDIVISION ITEM NO.. 6 (Cont,) FILE NO.: Z -5742-A I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) 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, F and H of the above agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. FA ITEM NO.: 6. Z -5742-A NAME: C & G Asset Management Short -form PCD LOCATION: located at 1001 Wright Avenue Planninq Staff Comments: 1. Provide notification of 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 February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. Provide the percentage mix of office and retail proposed within the development. 3. The site plan indicates the placement of 23 on-site parking spaces. Typical minimum parking required for a mixed-use development (1/225 sq. ft.) would be 31 parking spaces. Typical parking required for an office development (1/400 sq. ft.) would be 17 spaces. 4. The site plan does not allow for the typical minimum required landscaping or setbacks. The site plan appears to be buildings and pavement. Staff feels the overall square footage of the building should be reduced to more closely adhere to the typical minimum ordinance standards. VarianceM/aivers: None requested. Public Works Conditions: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Wright Avenue and Chester Street. 2. The sidewalk on the west side of the driveway should be moved to provide better access to the sidewalk on the east side of the driveway. Sidewalk should be placed in public easement. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing from intersections should be a minimum 250 feet. The existing east driveway should be moved to approximately 10 feet from the south property line. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. Item # 6 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. A 2 -inch PVC water main crosses this property in the closed right-of-way of Wright Avenue. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Plannln,q Division_ This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short -form PCD to allow a mixed use development containing residential, office, and commercial on the site. The request does not require a change to the Land Use Plan. Master Street Plan: Wright Avenue is shown as a Minor Arterial on the Master Street Plan and Chester Street is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 Wright Avenue since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class II bike route is shown along Wright Avenue. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bike route is shown along Chester Street according to the Master Street Plan bicycle section. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing Goal states, "Redevelop 153 vacant lots and re -occupy 512 vacant houses and 325 vacant apartments." The inclusion of residential could advance this goal. The Economic Development Goal is also applicable. It states, "Attract other businesses and services, such as pizza places that make home deliveries, another grocery, another pharmacy, video stores, cafes, a sporting goods store, and more restaurants open after 8 p.m." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Item # 6 2. The site appears to be overdeveloped. It is not in compliance with the landscape ordinance. 3. The zoning buffer ordinance requires an eight foot (8) wide land use buffer to separate this proposed development from the residential property on western perimeter of the site. Currently, the site plan is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The landscape ordinance requires a minimum of six foot nine inches (6'-9") along all property lines. Currently, this proposal encroaches into this minimum amount on all four sides of the property. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 6. The zoning buffer ordinance requires a minimum six foot nine inch wide (6'-9") wide street buffer along Chester Street and along Wright Avenue. The Planning Commission must approve a variation from this typical minimum requirement. 7. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. 8. A water source must be located within seventy-five foot (75) of all landscaped areas. 9. These calculations take into account the proposed development is located within a designated mature area of the city. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 6