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HomeMy WebLinkAboutZ-5936-J Staff AnalysisFILE NO.: Z NAME: Champagnolle Office Village Long -form POD LOCATION: Located on the Northwest corner of Champagnolle Drive and Rahling Road DEVELOPER - Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 Fni(-,iNlFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 7.90 acres NUMBER OF LOTS: 14 FT. NEW STREET: 500 LF CURRENT ZONING: 0-2, Office and Institutional District, R-2, Single-family and OS, Open Space ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: Medical Office VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of selected lots with the issuance of a building permit for one of the lots within the phase. 2. A variance from Sections 30-43 and 31-210 to allow the drive located on Lot 1 to be located nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANTS STATEMENT, The request is a rezoning from 0-2, Office and Institutional to Planned Office Development (POD) to allow the site to develop with an office development FILE NO.: Z -5936-J Cont. containing fourteen (14) lots. The project contains 7.90 acres. The lots range in size from 0.44 acres to 0.76 acres. The average lot size is 0.45 acres. The development contains two (2) new public streets containing 500 linear feet. The request includes a variance from the Land Alteration Ordinance to allow grading of portions of the site with the issuance of a building permit for one (1) of the lots within the graded area. The developer has indicated Lots 1— 6 will be cleared with the construction of Champagnolle Village Circle. Lots 7--14 will be cleared with the construction of Champagnolle Village Court. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the driveway located on Lot 1 to be located nearer the intersection of Rahling Road and Champagnolle Drive than typically allowed. B. EXISTING CONDITIONS: The site is heavily wooded with a significant amount of undergrowth. The abutting streets have been constructed along with the required sidewalks. The property to the south is undeveloped and zoned C-1, Neighborhood Commercial and C-2, Shopping Center District. This site is also wooded. The property across Rahling Road was recently rezoned to PCD and POD to allow the development of an office development and hospital to serve as St. Vincenfs West CampLIs. Along the western boundary and northern boundary are strips zoned OS, Open Space. These areas are located within creeks/drainage structures. Other uses in the area include a community park, the Promenade Shopping Center and office uses. To the west of the site is a gated single-family neighborhood, served by Witry Court and further west are additional single-family homes located within the Bascum Neighborhood. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 -feet, all residents, who could be identified, located within 300 -feet of the site, the Bascom Place PDA, the Witry Court Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIO 1. All driveways shall be concrete aprons per City Ordinance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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). E FILE NO.: Z -5936 -)--(Cont. 4. 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. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Champagolle Drive is classified as a collector street. Driveway spacing on a collector street is 250 feet from an intersection. The east driveway for Lot 1 should be removed. 10. The western driveway for Lot 14 should be moved to align with the driveway for the neighborhood pool. 11. Due to concerns with traffic entering the exit side of the proposed street, Champagnolle Village Circle should be redesigned into a cul de sac street. A landscaped median can be installed in the center of the cul de sac. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easements for the project. Contact the Little Rock Wastewater Utility for additional information. Entergy: A ten foot (10') under ground utility easement is required along the project perimeters and along the indicated streets and drives. Contact Entergy at 954-5151 for additional information Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: An easement is needed for the 12 -inch water main on the east side of the development. Additionally the easement is shown incorrectly 3 FILE NO.: Z-5936-J(Cont.) on the plans. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. Please submit pians for water facilities and/or fire protection system 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place 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: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a rezoning to Planned Office Development to allow 14 lots with an individual building on each lot. The Suburban Office category requires the use of a Planned Office Development so as to assure compatibility with adjacent or close residential use. This area is not covered by a City of Little Rock recognized Neighborhood Plan. 12 ILE NO.: Z -5936-J (Cont. Master Street Plan: Rahling Road is a Minor Arterial. 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 Rahling Road since it is a Minor Arterial. Champagnolle 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: A Class I bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Champagnolle Drive. 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. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along the individual lot lines. 5. A small amount of building landscape will be required. 6. Interior landscaping is required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7-6') and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 7. 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 northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented the item stating there were a number of outstanding technical issues 5 FILE NO.: Z -5936-J Cont. associated with the request. Staff questioned the percentage of building coverage, the percentage of landscape area and the percentage of paving proposed for each of the lots within the development. Staff stated along the common property lines a minimum landscape strip of nine (9) feet was required. Staff requested the maximum building height be included in the general notes section of the site plan. Public Works comments were addressed. Staff stated the drives and street construction widths did not comply with the Master Street Plan or the Subdivision Ordinance. Staff stated the driveway located on Lot 1 did not comply with the minimum driveway spacing criteria. Staff stated the drive should be located no closer than 250 feet from the intersection. Staff stated the street design of Champagnolle Village Circle should be redesigned as a cul de sac allowing the entrance to not exceed 36 feet. Staff stated the western most drive located on Lot 14 should be redesigned to align with the drive located on the south side of Champagnolle Drive. Staff stated the stormwater detention ordinance would apply to development of the site. Staff also stated a special grading permit would be required adjacent to the indicated floodway. Landscaping comments were addressed. Staff stated the site was being reviewed as an overall development which would then require irrigation on each of the individual lots at the time of development. Staff stated a landscape plan would also be required at the time of development of the individual lots. Staff stated screening was required along the northern and western perimeters where adjacent to residentially zoned or used property. Staff stated the screening requirement could be met by the maintaining the existing vegetation within these areas. 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 few of the issues raised at the June 10, 2010, Subdivision Committee meeting. The applicant has indicated the percentage of building coverage, the percentage of landscape area and the percentage of paving proposed for each of the lots. The revised plan also includes a minimum landscape strip of nine (9) feet along the common property lines where adjacent to paved areas. A note on the site plan indicates the maximum building height as 35 -feet. The development is proposed with 15.9 percent building coverage and 50.3 percent landscaped area. The site contains 7.89 acres and is proposed with development of 14 office lots. The average lot size proposed is 150 feet by me FILE NO.- Z -5936-J {Cont. 130 feet or 0.45 acres. Two (2) new public streets, Champagnolle Village Circle and Champagnolle Village Court, will serve several of the lots. A total of 500 linear feet of new public street is proposed. The developer has indicated three (3) of the lots will be served by two (2) curb cuts from Champagnolle Drive. The site plan indicates the site will develop with office users including medical office users. The buildings range in size from just under 4,000 square feet to a little over 6,000 square feet. Each of the lots is proposed with individual parking areas to serve the office user. Based on the zoning ordinance for a medical office six (6) spaces per doctor or dentist is typically required. The applicant has not indicated the number of medical staff within each of the buildings. It appears most of the offices would allow for two (2) doctors within each building. Signage has not been addressed. Staff would recommend signage be limited to ground mounted signage not to exceed six (6) feet in height and sixty-four (64) square feet in area. Staff would recommend building signage be limited to a maximum of ten (10) percent of the front fagade where abutting a public street. A number of the buildings do not face or front onto a dedicated public street. Staff recommends these buildings be allowed signage on the front facade not to exceed ten (10) percent of the front fagade area. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the driveway located on Lot. 1 to be located nearer the intersection of Rahling Road and Champagnolle Drive than typically allowed. Champagnolle Drive is indicated on the Master Street Plan as a collector street. The minimum driveway spacing on a collector street is 250 feet from an intersection. The drive is indicated 130 feet from the intersection of Rahling Road. Staff is not supportive of this variance request. The request also includes a variance from the Land Alteration Ordinance to allow grading of portions of the site with the issuance of a building permit for one of the lots within the graded area. The developer has indicated Lots 1-6 will be cleared with the construction of Champagnolle Village Circle. Lots 7-14 will be cleared with the construction of Champagnolle Village Court. Staff is supportive of the Land Alteration variance request. Staff is generally supportive of the project but cannot support the variance request for the driveway on Lot 1. Staff feels the drive in this location will cause sight distance problems and potentially stacking of automobiles onto Rahling Road. Staff feels the site plan should be redesigned to eliminate this variance request or at a minimum locate the drive further from the intersection to closer comply with the typical ordinance standards. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 7 FILE NO.: Z -5936-J Cont.} PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There was one person present who wished to address the Commission with concerns. Staff presented the item with a recommendation of approval of the request and the requested variance from the Subdivision and Master Street Plan Ordinances and the Land Alteration Ordinance. Staff stated the drive located on Lot 1 had been relocated from Champognlle Drive to Rahling Road. Staff stated the drive was located nearer the intersection than allowed per the Subdivision and Master Street Plan Ordinances. Staff stated they were supportive of the drive as indicated. Staff stated the request to advance grade included the grading of phases as they developed. Staff stated Lots 1-6 would be cleared with the construction of Champagnolle Village Circle and Lots 7-14 with the construction of Champagnolle Village Court. Mr. Tim Daters of White Daters and Associates addressed the Commission on the merits of the request. He stated the development was proposed as a 14 -lot office development with quiet office users. He stated the developers were agreeable to signage as proposed by staff in the agenda write-up. Ms. Beth McReynolds addressed the Commission with concerns. She stated when she and her husband bought their home they spoke with their real estate agent concerning the use of this property since it would boarder their back yard. She stated they were told the area would be a dedicated green space and further over would be office uses. She stated a few years ago the developers had met with the neighborhood concerning a rezoning request and agreements had been reached on the zoning based on buffering of adjacent properties. She stated the subdivision had since requested their street to become a private street and at the time they petitioned the City for the street to become private the neighborhood was told any drainage problems would be their own and the City would not be responsible for repairs. She stated the neighborhood did not want to support any development that would cause drainage problems within the subdivision. Ms. McReynolds stated she was concerned over the traffic a development of this intensity would create. She stated if the office buildings were vacant or no one was at the business during the evening this could become a hangout for partying and drinking. She stated this was a common occurrence at the neighborhood park. She questioned if the development could be gated to help alleviate this problem. Ms. McReynolds stated the neighborhood was concerned with headlights from the parking lot shining into the back yards and homes in her neighborhood. She stated there was a 150 -foot buffer located between the homes and the proposed development but she felt headlights would still impact the residents. She requested the developer's install and six (6) foot structure constructed of brick and/or stone along the lot line of Lots 10-14. Mr. Bill Spivey addressed the Commission stating the developers and the neighborhood both wanted the same outcome. He stated Deltic had installed a traffic calming device FILE NO.: Z -5936-J Cont. on Champagnolle Drive near the entrance to the pool to aid in slowing traffic. He stated if additional traffic calming devices were necessary Deltic would consider installing additional pedestrian tables. Mr. Spivey stated the distance of the buffer between Witry and the development was 150 -feet. He stated of this 100 -feet would remain undisturbed and 50 -feet would be within the proposed development area. He stated this was more than adequate to screen any potential car headlights from the adjacent residents. Mr. Spivey stated gating of the development would not work. He stated a number of the users might be medical office users and it would be possible someone might needed to access their site after hours for whatever reason. He stated the development was not proposed as spec office space. He stated the development was proposed as a planned development to ensure compatibility with the neighborhood. He stated the developers understood if the building footprint changed or the overall development pattern was changed the then the development would have to be reviewed by the Commission again for compliance and approval. There was a brief discussion by the Commission of the request. A motion was made to approve the request for the Land Alteration Variance request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to approve the rezoning request and the variance associated with the Subdivision and Master Street Plan Ordinances related to the driveway location on Rahling Road. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. X July 1, 2010 ITEM NO.: 7 FILE NO.: Z -5935-J NAME: Champagnolle Office Village Long -form POD LOCATION: Located on the Northwest corner of Champagnolle Drive and Rahling Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 7.90 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 14 FT. NEW STREET: 500 LF 0-2, Office and Institutional District, R-2, Single-family and OS, Open Space Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: Medical Office VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of selected lots with the issuance of a building permit for one of the lots within the phase. 2. A variance from Sections 30-43 and 31-210 to allow the drive located on Lot 1 to be located nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning from 0-2, Office and Institutional to Planned Office Development (POD) to allow the site to develop with an office development July 1, 2010 SUBDIVISION M NO.: 7 (Cont. FILE NO.: Z -5936-J containing fourteen (14) lots. The project contains 7.90 acres. The lots range in size from 0.44 acres to 0.76 acres. The average lot size is 0.45 acres. The development contains two (2) new public streets containing 500 linear feet. The request includes a variance from the Land Alteration Ordinance to allow grading of portions of the site with the issuance of a building permit for one (1) of the lots within the graded area. The developer has indicated Lots 1 — 6 will be cleared with the construction of Champagnolle Village Circle, Lots 7 — 14 will be cleared with the construction of Champagnolle Village Court. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the driveway located on Lot 1 to be located nearer the intersection of Rahling Road and Champagnolle Drive than typically allowed. B. EXISTING CONDITIONS: The site is heavily wooded with a significant amount of undergrowth. The abutting streets have been constructed along with the required sidewalks. The property to the south is undeveloped and zoned C-1, Neighborhood Commercial and C-2, Shopping Center District. This site is also wooded. The property across Rahling Road was recently rezoned to PCD and POD to allow the development of an office development and hospital to serve as St. Vincent's West Campus. Along the western boundary and northern boundary are strips zoned OS, Open Space. These areas are located within creeks/drainage structures. Other uses in the area include a community park, the Promenade Shopping Center and office uses. To the west of the site is a gated single-family neighborhood, served by Witry Court and further west are additional single-family homes located within the Bascum Neighborhood. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 -feet, all residents, who could be identified, located within 300 -feet of the site, the Bascom Place POA, 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. All driveways shall be concrete aprons per City Ordinance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 July 1, 2010 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -5936-J 3. 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). 4. 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. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Champagolle Drive is classified as a collector street. Driveway spacing on a collector street is 250 feet from an intersection. The east driveway for Lot 1 should be removed. 10. The western driveway for Lot 14 should be moved to align with the driveway for the neighborhood pool. 11. Due to concerns with traffic entering the exit side of the proposed street, Champagnolle Village Circle should be redesigned into a cul de sac street. A landscaped median can be installed in the center of the cul de sac. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENTIMLINTY PLANNING: Wastewater: Sewer main extension required with easements for the project. Contact the Little Rock Wastewater Utility for additional information. Entergy: A ten foot (10') under ground utility easement is required along the project perimeters and along the indicated streets and drives. Contact Entergy at 954-5151 for additional information Center -Point Ener : No comment received. 91 July 1, 2010 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -5936-J AT & T: No comment received. Central Arkansas Water: An easement is needed for the 12 -inch water main on the east side of the development. Additionally the easement is shown incorrectly on the__plans. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. Please submit plans for water facilities and/or fire protection system 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation:. No comment received. lel July 1, 2010 SUBDIVISION ITEM NO.: 7 (Cont. F. ISSUES/TECHNICAL/DES IGN: FILE NO.: Z -5936-J Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a rezoning to Planned Office Development to allow 14 lots with an individual building on each lot. The Suburban Office category requires the use of a Planned Office Development so as to assure compatibility with adjacent or close residential use. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Rahling Road is a Minor Arterial. 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 Rahling Road since it is a Minor Arterial. Champagnolle 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: A Class I bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Champagnolle Drive. 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. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along the individual lot lines. 5. A small amount of building landscape will be required. 6. Interior landscaping is required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7'-6") and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 5 July 1, 2010 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -5936-J 7. 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 northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. The�,City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented the item stating there were a number of outstanding technical issues associated with the request. Staff questioned the percentage of building coverage, the percentage of landscape area and the percentage of paving proposed for each of the lots within the development. Staff stated along the common property lines a minimum landscape strip of nine (9) feet was required. Staff requested the maximum building height be included in the general notes section of the site plan. Public Works comments were addressed. Staff stated the drives and street construction widths did not comply with the Master Street Plan or the Subdivision Ordinance. Staff stated the driveway located on Lot 1 did not comply with the minimum driveway spacing criteria. Staff stated the drive should be located no closer than 250 feet from the intersection. Staff stated the street design of Champagnolle Village Circle should be redesigned as a cul de sac allowing the entrance to not exceed 36 feet. Staff stated the western most drive located on Lot 14 should be redesigned to align with the drive located on the south side of Champagnolle Drive. Staff stated the stormwater detention ordinance would apply to development of the site. Staff also stated a special grading permit would be required adjacent to the indicated floodway. Landscaping comments were addressed. Staff stated the site was being reviewed as an overall development which would then require irrigation on each of the individual lots at the time of development. Staff stated a landscape plan would also be required at the time of development of the individual lots. Staff stated screening was required along the northern and western perimeters where adjacent to residentially zoned or used property. Staff stated the screening requirement could be met by the maintaining the existing vegetation within these areas. 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. A July 1, 2010 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -5936-J H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a few of the issues raised at the June 10, 2010, Subdivision Committee meeting. The applicant has indicated the percentage of building coverage, the percentage of landscape area and the percentage of paving proposed for each of the lots. The revised plan also includes a minimum landscape strip of nine (9) feet along the common property lines where adjacent to paved areas. A note on the site plan indicates the maximum building height as 35 -feet. The development is proposed with 15.9 percent building coverage and 50.3 percent landscaped area. The site contains 7.89 acres and is proposed with development of 14 office lots. The average lot size proposed is 150 feet by 130 feet or 0.45 acres. Two (2) new public streets, Champagnolle Village Circle and Champagnolle Village Court, will serve several of the lots. A total of 500 linear feet of new public street is proposed. The developer has indicated three (3) of the lots will be served by two (2) curb cuts from Champagnolle Drive. The site plan indicates the site will develop with office users including medical office users. The buildings range in size from just under 4,000 square feet to a little over 6,000 square feet. Each of the lots is proposed with individual parking areas to serve the office user. Based on the zoning ordinance for a medical office six (6) spaces per doctor or dentist is typically required. The applicant has not indicated the number of medical staff within each of the buildings. It appears most of the offices would allow for two (2) doctors within each building. Signage has not been addressed. Staff would recommend signage be limited to ground mounted signage not to exceed six (6) feet in height and sixty-four (64) square feet in area. Staff would recommend building signage be limited to a maximum of ten (10) percent of the front facade where abutting a public street. A number of the buildings do not face or front onto a dedicated public street. Staff recommends these buildings be allowed signage on the front facade not to exceed ten (10) percent of the front facade area. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the driveway located on Lot 1 to be located nearer the intersection of Rahling Road and Champagnolle Drive than typically allowed. Champagnolle Drive is indicated on the Master Street Plan as a collector street. The minimum driveway spacing on a collector street is 250 feet from an intersection. The drive is indicated 130 feet from the intersection of Rahling Road. Staff is not supportive of this variance request. 7 July 1, 2010 SUBDIVISION ITEM NO.: 7 (Cont,) FILE NO.: Z -5936-J The request also includes a variance from the Land Alteration Ordinance to allow grading of portions of the site with the issuance of a building permit for one of the lots within the graded area. The developer has indicated Lots 1 — 6 will be cleared with the construction of Champagnolle Village Circle. Lots 7 — 14 will be cleared with the construction of Champagnolle Village Court. Staff is supportive of the Land Alteration variance request. Staff is generally supportive of the project but cannot support the variance request for the driveway on Lot 1. Staff feels the drive in this location will cause sight distance problems and potentially stacking of automobiles onto Rahling Road. Staff feels the site plan should be redesigned to eliminate this variance request or at a minimum locate the drive further from the intersection to closer comply with the typical ordinance standards. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There was one person present who wished to address the Commission with concerns. Staff presented the item with a recommendation of approval of the request and the requested variance from the Subdivision and Master Street Plan Ordinances and the Land Alteration Ordinance. Staff stated the drive located on Lot 1 had been relocated from Champognlle Drive to Rahling Road. Staff stated the drive was located nearer the intersection than allowed per the Subdivision and Master Street Plan Ordinances. Staff stated they were supportive of the drive as indicated. Staff stated the request to advance grave included the grading of phases as they developed. Staff stated Lots 1 — 6 would be cleared with the construction of Champagnolle Village Circle and Lots 7 — 14 with the construction of Champagnolle Village Court. Mr. Tim Daters of White Daters and Associates addressed the Commission on the merits of the request. He stated the development was proposed as a 14 -lot office development with quiet office users. He stated the developers were agreeable to signage as proposed by staff in the agenda write-up. Ms. Beth McReynolds addressed the Commission with concerns. She stated when she and her husband bought their home they spoke with their real estate agent concerning the use of this property since it would boarder their back yard. She stated they were told the area would be a dedicated green space and further over would be office uses. She stated a few years ago the developers had met with the neighborhood concerning a rezoning request and agreements had been reached on the zoning based on buffering July 1, 2010 SUBDIVISION ITEM NO.; 7 (Cont. FILE NO.: Z -5936-J of adjacent properties. She stated the subdivision had since requested their street to become a private street and at the time they petitioned the City for the street to become private the neighborhood was told any drainage problems would be their own and the City would not be responsible for repairs. She stated the neighborhood did not want to support any development that would cause drainage problems within the subdivision. Ms. McReynolds stated she was concerned over the traffic a development of this intensity would create. She stated if the office buildings were vacant or no one was at the business during the evening this could become a hangout for partying and drinking. She stated this was a common occurrence at the neighborhood park. She questioned if the development could be gated to help alleviate this problem. Ms. McReynolds stated the neighborhood was concerned with headlights from the parking lot shining into the back yards and homes in her neighborhood. She stated there was a 150 -foot buffer located between the homes and the proposed development but she felt headlights would still impact the residents. She requested the developer's install and six (6) foot structure constructed of brick and/or stone along the lot line of Lots 10-14. Mr. Bill Spivey addressed the Commission stating the developers and the neighborhood both wanted the same outcome. He stated Deltic had installed a traffic calming device on Champagnolle Drive near the entrance to the pool to aid in slowing traffic. He stated if additional traffic calming devices were necessary Deltic would consider installing additional pedestrian tables. Mr. Spivey stated the distance of the buffer between Witry and the development was 150 -feet. He stated of this 100 -feet would remain undisturbed and 50 -feet would be within the proposed development area. He stated this was more than adequate to screen any potential car headlights from the adjacent residents. Mr. Spivey stated gating of the development would not work. He stated a number of the users might be medical office users and it would be possible someone might needed to access their site after hours for whatever reason. He stated the development was not proposed as spec office space. He stated the development was proposed as a planned development to ensure compatibility with the neighborhood. He stated the developers understood if the building footprint changed or the overall development pattern was changed the then the development would have to be reviewed by the Commission again for compliance and approval. There was a brief discussion by the Commission of the request. A motion was made to approve the request for the Land Alteration Variance request. The motion carried by a vote of 9 ayes, 0 noes and � absent. A motion was made to approve the rezoning request and the variance asl ociated with the Subdivision and Master Street Plan Ordinances related to the driveway location on Rahling Road. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 7. NAME: Champagnolle Office Village Long -form POD LOCATION: located on the Northwest corner of Champagonolle Drive and Rahling Road Planning 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 June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. 3. Provide the proposed uses for the buildings. If a classification that allows accessory uses are the accessory uses being requested. (Doctors are not general and professional office uses) 4. Provide building elevations or a detailed description of the architectural style of the proposed buildings. Provide the proposed construction materials including roof treatment. 5. Provide the percentage of building coverage and the percentage of landscape area in the general notes section of the site plan. 6. Provide details of the proposed signage including ground signage and building signage. Provide the location, the total height and total area of ground signage. Provide the facade and the percentage of the fagade proposed for building signage. 7. Provide the proposed construction material. 8. Provide the maximum building height in the general notes section of the site plan. 9. Provide the required landscape strip adjacent to the parking areas and the lot lines for all lots. Also provide the required interior landscaping for each lot. A minimum landscape strip of nine (9) feet is required adjacent to the parking area and lot line for all lots. 10. Provide an access easement between Lots 13 and 14. 11.AII site lighting is to be low level and directional, directed downward and into the site. Variance/Waivers: Driveway spacing Lot 1 Advanced grading Lots without public street frontage — Section 31-231 Public Works Conditions: 1. All driveways shall be concrete aprons per City Ordinance. Item # 7. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. 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). 4. 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. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Champagolle Drive is classified as a collector street. Driveway spacing on a collector street is 250 feet from an intersection. The east driveway for Lot 1 should be removed. 10. The western driveway for Lot 14 should be moved to align with the driveway for the neighborhood pool. 11. Due to concerns with traffic entering the exit side of the proposed street. Champagnolle Village Circle should be redesigned into a cul de sac street. A landscaped median can be installed in the center of the cul de sac. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for the project. Contact the Little Rock Wastewater Utility for additional information. Enter : A ten foot under ground utility easement is required along the project perimeters and along the indicated streets and drives. Contact Entergy at 954-5151 for additional information Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: An easement is needed for the 12 -inch water main on the east side of the development. Additionally the easement is shown incorrectly on the plans. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. Please Item # 7. submit plans for water facilities and/or fire protection system 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a rezoning to Planned Office Development to allow 14 lots with an individual building on each lot. The Suburban Office category requires the use of a Planned Office Development so as to assure compatibility with adjacent or close residential use. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Rahling Road is a Minor Arterial. 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 Rahling Road since it is a Minor Arterial. Champagnolle 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: A Class I bikeway is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Champagnolle Drive. A Class II bikeway is located Item # 7. on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along the individual lot lines. 5. A small amount of building landscape will be required. 6. Interior landscaping requirements are required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7'-6") and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 7. 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 northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance. 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, June 16, 2010. Item # 7.