Loading...
HomeMy WebLinkAboutZ-6015 Staff AnalysisNAM: ARKANSAS SYSTEMS -- SITE PLAN REVIEW LgCATz_Q3: On the east side of Chenal Parkway, approximately 0.5 mile north of the Kanis Rd. intersection DEVELOPER: ARKANSAS SYSTEMS 8901 Kanis Rd. Little Rock, AR 72205 227-8471 AREA: 12 ACRES N RfBER LOT,9: ZONING: O-2 PLANNING DI TRICT: 19 CENS9S TRA T• 42.06 VARIANCES REOIIE$TED: None STATE4ENT OF PROPOSAL �x EER Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 1 FT. NEW TREET: 440 PROPOSED USES: Off ices The applicant proposes the development of the first phase of the Arkansas Systems corporate campus facility. This first phase is to be constructed on Lot 2 of the Arkansas Systems Office Park Subdivision, the preliminary plat of which is being reviewed for approval on this agenda. The first phase will entail construction of a 5 -story, 65 foot tall, 150,000 square foot office building, and parking for approximately 450 vehicles. The first phase of a future east -west public Collector street is to be constructed with the development of Lot 2. This street is to extend eastward from Chenal Parkway, and is to involve, initially, construction of approximately 440 feet of the street. The main entrance drive to the development is to be constructed northward from this new collector street. With this initial phase, the main entrance drive is to be an 875 foot long. it is to be a private street built to public street standards. with the first phase development, the west shoreline of the existing 5 -acre lake will be "groomed and landscaped", and access to the water's edge will be provided. A masonry wall, Containing the building name and address, is planned for the northeast corner of the intersection of the new east -west collector street and the private entrance drive. A. PRO 'QSALIKE E T• Planning Commission review and approval of a site plan is requested. B. FIXISTIN92 ONDITIONS: The property is currently undeveloped. There are dense woods along the west boundary of the tract, and a pasture and a 5 -acre lake along the east boundary. The terrain ranges from gently rolling meadow along the lake to a 15% grade hillside at the northwest corner of the property. This hillside, along with a matching hillside to the east, forms a valley, between witch there is an earthen dam which backs up water to form the lake. The existing zoning of the tract is 0-3. The 0-3 zoning district extends to all abutting tracts in all directions. C. EN I ERI TILITY COMM -NIM: The Public Works staff comments that: 1) The unnamed collector street requires a 60 foot right- of-way and 36 feet of pavement, with sidewalks on both sides. Chenal Parkway will require sidewalks along the parkway frontage. The Chenal Parkway intersection at the unnamed collector must meet City Engineering design standards. 2) The intersection shown on the submitted plan is located only 200 feet from the collector's intersection with Chenal Parkway. This spacing does not meet the required minimum spacing requirement of 600 feet, as specified in Sec. 31-285. This street will provide major access to a multi -office complex, generating large peak hour volumes and causing the intersection, as designed, to fail. This intersection should be moved to the east a minimum of 200 additional feet, and preferably an additional 400 feet, to provide ample left turn storage and weaving space to access the development. Alternatively, the median island might be extended to restrict left turn movements from the unnamed collector. The intersection should be within 150 of a 900 intersection. The private street should be 36 feet in width and have sidewalks on both sides. The private street should not connect two public streets, and should be limited to a short loop or be a cul-de-sac street, where the development served contains less than 5 acres. See Sec. 31-207.b(2) 3) Stormwater detention will be required for the site. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the plan and be 2 approved by the City Engineer prior to Planing Commission approval of the site plan. 4) The location of the unnamed collector is recommended to be moved south of the dam. Public liability for the dam would be required if the dam is part of the public right-of-way. The dam construction shall be certified by a geotechnical engineer with experience in dam construction. 5) A sketch plan identifying the floodplain and floodway way is required before Planning Commission action. Base flood elevations are required. Dedication of the floodway is required. A grading and excavation plan and permit are required. A development permit is required. USAGE -LRD should be contacted for approval prior to beginning any work. All drainage structures for the floodway, including the spillway for the dam, shall be designed for the 100 year storm. Little Rock Municipal Water Works comments that a water main extension and possibly on-site fire protection will be required. A pro -rata front footage charge of $15.00 per foot applies along Chenal Parkway, and an acreage charge of $300 per acre also applies. Annexation to the City will be required. Little Rock Wastewater utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require 15 foot easements along the streets abutting the proposed development site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. comments that an easement will be required at the northeast corner of the intersection of the unnamed arterial and Chenal Parkway in order to construct a fiber optic equipment hub. The Fire Department noted that on-site fire hydrants will be required on the site. The Neighborhoods and Planning Site Review Specialist comments that: 1) the areas set aside for buffers and landscaping exceed ordinance requirements; 2) the dumpster areas must be screened with a minimum S foot high fence or wall on three sides; and 3) curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 3 rA*IftZM .I D. ISSUESILEGALITFCHNTCAL1DE T Sec. 36-127 requires Planning Commission review of the proposed site development for, among other zoning districts, 0-2 zoned land. Since the subject site is zoned 0-2, the site plan review is required. Sec. 36-130 requires that the parcel size and the building coverage of the principal building be denoted. Sec. 36-280(d) states: ,No building... shall exceed a height of forth -five (45) feet at the required front, side, or rear yard setback lines. Building heights ... in excess of forth - five (45) feet may be authorized by the Planning commission in conjunction with site plan review." "...one -(1) foot (of height) may be added to the height of the building for each foot that the building... is set back from the required yard lines." ..the maximum height of the building (shall not) exceed one hundred twenty (120) feet." The proposed building is 65 feet in height. It is well in excess of 20 feet off the minimum required 25 foot building set -back lines (See Sec. 36-280.3.e); therefore the additional 2,0 - feet of height may be authorized. The Planning commission needs to authorize the requested building height. Sec. 36-502(g) specifies the minimum parking requirements for various occupancies. For business and professional office uses, for the first 10,000 square feet of floor area, 1 parking space for each 400 square feet of floor area is required; for 10,001 to 20,000 square feet, 95% of the basic requirement is specified; for 20,001. to 30,000, 90% is required; for 30,001 to 40,000, 85% is required; and, for areas over 40,000 square feet, 80% of the basic requirement is to be provided. Based on this requirement, a 150,000 square foot office building will require 313 parking spaces. The developer proposes to provide 450 spaces. Since the masonry wall at the contain the building name and sign, and a detail drawing is E. ANALYSTS: entrance to the property is to address, it is considered a required. There are issues remaining to be resolved which are critical in being able to recommend approval of the site plan. The issues raised in the review of the preliminary plat must be addressed: the location of the floodway and floodplain must be established; the matter of the route of the new east -west collector street across the dam must be resolved; etc. The Public works concern that there is insufficient "stacking" and "weaving" space between'Chenal Parkway and the north - south private drive entrance to the development needs to be 4 resolved. The phasing plan for the development of the subdivision, including the establishing of a phasing plan for the construction of the streets and the re -construction of the dam need to be specified. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the needed additional information and corrections in the submittals being addressed. Staff recommends approval of the 65 foot building height. IIBDIVI ION COMMITTEE COMMENT : (JULY 20, 1995) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the proposal to the Subdivision Committee member present, and discussed with Mr. White the concerns noted in the discussion outline. David Scherer, with the Public Works staff, discussed the Public Works concerns, specifically, the need for locating the floodway and floodplain on the property, and the need to provide additional "stacking" and "weaving" space between Chenal Parkway and the main entrance drive into the office building site. Regarding the traffic concern, the two alternatives of either moving the north - south private drive further to the east, or extending the median to restrict turns from the east -west collector onto the private drive were discussed. Mr. White indicated that the latter alternative, extending the median, would be preferable, and said, that the plan would be changed to accomplish this. The Public Works concern regarding a private street connecting two public streets, and serving an area over 5 acres was discussed. It was determined that, in the case of the subject development, the private drive to serve the development is appropriate. It was, however, noted that the private drive must meet City street standards; it must be 36 feet in width and have sidewalks constructed along both sides of the street frontages. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (AUGUST 8, 1995) Planning Staff reported that the several issues attendant to this preliminary plat had been determined for resolution. The Public Works' staff and Neighborhoods and Planning staff instructed the Commission that the remaining issues could be worked out at staff level; therefore, this item should be placed on the Consent Agenda for approval. 5 The Commission determined it appropriate Consent Agenda for approval. A motion to The motion passed by a vote of 7 ayes, 0 C to place this item on the that effect was made. nays and 4 absent. FILE N0,; Z-601 NAME: ARKANSAS SYSTEMS -- SITE PLAN REVIEW LOCATION: On the east side of Chenal Parkway, approximately 0.5 mile north of the Kanis Rd. intersection DEVELOPER: ARKANSAS SYSTEMS 8901 Kanis Rd. Little Rock, AR 72205 227-8471 AREA: 12 ACRES NUMBER OF LOTS: ZONING: O-2 PLANNING DISTRIgT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: ENGINEER; Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 1 FT. NEW STREET: 440 PROPOSED USES: Offices The applicant proposes the development of the first phase of the Arkansas Systems corporate campus facility. This first phase is to be constructed on Lot 2 of the Arkansas Systems Office Park Subdivision, the preliminary plat of which is being reviewed for' approval on this agenda. The first phase will entail construction of a 5 -story, 65 foot tall, 150,000 square foot office building, and parking for approximately 450 vehicles. The first phase of a future east -west public collector street is to be constructed with the development of Lot 2. This street is to extend eastward from Chenal Parkway, and is to involve, initially, construction of approximately 440 feet of the street. The main Entrance drive to the development is to be constructed northward from this new collector street. With this initial phase, the main entrance drive is to be an 875 foot long. It is to be a private street built to public street standards. With the first phase development, the west shoreline of the existing 5 -acre lake will be "groomed and landscaped", and access to the water's edge will be provided. A masonry wall, containing the building name and address, is planned for the northeast corner of the intersection of the new east -west collector street and the private entrance drive. A. PR P SAL RE E T• Planning Commission review and approval of a site plan is requested. FILE Z - U15— (Cont.) B. EXIi2TING CONDITIO The property is currently undeveloped. There are dense woods along the west boundary of the tract, and a pasture and a 5 -acre lake along the east boundary. The terrain ranges from gently rolling meadow along the lake to a 15% grade hillside at the northwest corner of the property. This hillside, along with a matching hillside to the east, forms a valley, between witch there is an earthen dam which backs up water to form the lake. The existing zoning of the tract is 0-3. The 0-3 zoning district extends to all abutting tracts in all directions. C. ENGINEERING/UTILITYCOMMENTS: The Public Works staff comments that: 1) The unnamed collector street requires a 60 foot right- of-way and 36 feet of pavement, with sidewalks on both sides. Chenal Parkway will require sidewalks along the parkway frontage. The Chenal Parkway intersection at the unnamed collector must meet City Engineering design standards. 2) The intersection shown on the submitted plan is located only 200 feet from the collector's intersection with Chenal Parkway. This spacing does not meet the required minimum spacing requirement of 600 feet, as specified in Sec. 31-285. This street will provide major access to a multi -office complex, generating large peak hour volumes and causing the intersection, as designed, to fail. This intersection should be moved to the east a minimum of 200 additional feet, and preferably an additional 400 feet, to provide ample left turn storage and weaving space to access the development. Alternatively, the median island might be extended to restrict left turn movements from the unnamed collector. The intersection should be within 150 of a 900 intersection. The private street should be 36 feet in width and have sidewalks on both sides. The private street should not connect two public streets, and should be limited to a short loop or be a cul-de-sac street, where the development served contains less than 5 acres. See Sec. 31-207.b(2) 3) Stormwater detention will be required for the site. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the plan and be 2 FILE z-6015 n approved by the City Engineer prior to Planing Commission approval of the site plan. 4) The location of the unnamed collector is recommended to be moved south of the dam. Public liability for the dam would be required if the dam is part of the public right-of-way. The dam construction shall be certified by a geotechnical engineer with experience in dam construction. 5) A sketch plan identifying the floodplain and floodway way is required before Planning Commission action. Base flood elevations are required. Dedication of the floodway is required. A grading and excavation plan and permit are required. A development permit is required. USACE-LRD should be contacted for approval prior to beginning any work. All drainage structures for the floodway, including the spillway for the dam, shall be designed for the 100 year storm. Little Rock Municipal Water Works comments that a water main extension and possibly on-site fire protection will be required. A pro -rata front footage charge of $15.00 per foot applies along Chenal Parkway, and an acreage charge of $300 per acre also applies. Annexation to the City will be required. Little Rock Wastewater utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require 15 foot easements' along the streets abutting the proposed development site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. comments that an easement will be required at the northeast corner of the intersection of the unnamed arterial and Chenal Parkway in order to construct a fiber optic equipment hub. The Fire Department noted that on-site fire hydrants will be required on the site. The Neighborhoods and Planning Site Review Specialist comments that: 1) the areas set aside for buffers and landscaping exceed ordinance requirements; 2) the dumpster areas must be screened with a minimum 8 foot high fence or wall on three sides; and 3) curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 3 FILE NQ., z -6 Q15 '(Cont.) D. ISSUES/LEGAL/TE HNICALID8SIGtH: Sec. 36-127 requires Planning Commission review of the proposed site development for, among other zoning districts, 0-2 zoned land. Since the subject site is zoned 0-2, the site plan review is required. Sec. 36-130 requires that the parcel size and the building coverage of the principal building be denoted. Sec. 36-280(d) states: "No building... shall exceed a height of forth -five (45) feet at the required front, side, or rear yard setback lines. Building heights ... in excess of forth - five (45) feet may be authorized by the Planning Commission in conjunction with site plan review." "... one.(1) foot (of height) may be added to the height of the building for each foot that the building... is set back from the required yard lines." "...the maximum height of the building (shall not) exceed one hundred twenty (120) feet." The proposed building is 65 feet in height. It is well in excess of 20 feet off the minimum required 25 foot building set -back lines (See Sec. 36-280.3.e); therefore the additional 20 feet of height may be authorized. The Planning Commission needs to authorize the requested building height. Sec. 36-502(g) specifies the minimum parking requirements for various occupancies. For business and professional office uses, for the first 10,000 square feet of floor area, 1 parking space for each 400 square feet of floor area is required; for 10,001 to 20,000 square feet, 95% of the basic requirement is specified; for 20,001 to 30,000, 90% is required; for 30,001 to 40,000, 85% is required; and, for areas over 40,000 square feet, 80% of the basic requirement is to be provided. Based on this requirement, a 150,000 square foot office building will require 313 parking spaces. The developer proposes to provide 450 spaces. Since the masonry wall at the contain the building name and sign, and a detail drawing is E. ANALYSIS• entrance to the property is to address, it is considered a required. There are issues remaining to be resolved which are critical in being able to recommend approval of the site plan. The issues raised in the review of the preliminary plat must be addressed: the location of the floodway and floodplain must be established; the matter of the route of the new east -west collector street across the dam must be resolved; etc. The Public Works concern that there is insufficient "stacking" and "weaving" space between Chenal Parkway and the north - south private drive entrance to the development needs to be 4 FILE Z- 3 c n . resolved. The phasing plan for the development of the subdivision, including the establishing of a phasing plan for the construction of the streets and the re -construction of the dam need to be specified. F. OTAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the needed additional information and corrections in the submittals being addressed. Staff recommends approval of the 65 foot building height. HDIVI ION COMMITTEECOMMENT: (JULY 20, 1995) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the proposal to the Subdivision Committee member present, and discussed with Mr. White the concerns noted in the discussion outline. David Scherer, with the Public Works staff, discussed the Public Works concerns, specifically, the need for locating the floodway and floodplain on the property, and the need to provide additional "stacking" and "weaving" space between Chenal Parkway and the main entrance drive into the office building site. Regarding the traffic concern, the two alternatives of either moving the north - south private drive further to the east, or extending the median to restrict turns from the east -west collector onto the private drive were discussed. Mr. White indicated that the latter alternative, extending the median, would be preferable, and said that the plan would be changed to accomplish this. The Public ' Works concern regarding a private street connecting two public streets, and serving an area over 5 acres was discussed. It was determined that, in the case of the subject development, the private drive to serve the development is appropriate. It was, however, noted that the private drive must meet City street standards; it must be 36 feet in width and have sidewalks constructed along both sides of the street frontages. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMIS IDN ACTION: (AUGUST 8, 1995) Planning Staff reported that the several issues attendant to this preliminary plat had been determined for resolution. The Public Works' staff and Neighborhoods and Planning staff instructed the Commission that the remaining issues could be worked out at staff level; therefore, this item should be placed on the Consent Agenda for approval. 5 FILE N Z 6 5 nt.1 The Commission determined it appropriate Consent Agenda for approval. A motion to The motion passed by a vote of 7 ayes, 0 6 to place this item on the that effect was made. nays and 4 absent. August 8, 1995 ITEM NO.: 6 FILE Z- 1 NAME: ARKANSAS SYSTEMS -- SITE PLAN REVIEW L ATI On the east side of Chenal Parkway, approximately 0.5 mile north of the Kanis Rd. intersection DEVELOPER: ARKANSAS SYSTEMS 8901 Kanis Rd. Little Rock, AR 72205 227-8471 AREA: 12 ACRES NUMBER OF LOTS: ZONING: O-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PR P AL• ENGTNEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 1 FT. NEW STREET: 440 PROPOSED USES: Offices The applicant proposes the development of the first phase of the Arkansas Systems corporate campus facility. This first phase is to be constructed on Lot 2 of the Arkansas Systems Office Park Subdivision, the preliminary plat of which is being reviewed for approval on this agenda. The first phase will entail construction of a 5 -story, 65 foot tall, 150,000 square foot office building, and parking for approximately 450 vehicles. The first phase of a future east -west public collector street is to be constructed with the development of Lot 2. This street is to extend eastward from Chenal Parkway, and is to involve, initially, construction of approximately 440 feet of the street. The main entrance drive to the development is to be constructed northward from this new collector street. With this initial phase, the main entrance drive is to be an 875 foot long. It is to be a private street built to public street standards. With the first phase development, the west shoreline of the existing 5 -acre lake will be "groomed and landscaped", and access to the water's edge will be provided. A masonry wall, containing the building name and address, is planned for the northeast corner of the intersection of the new east -west collector street and the private entrance drive. August 8, 1995 C+ ; rte i I ITEM N 6(Cont.)_FILE N Z-6015 A. PROPOSAL/REQUEST: Planning Commission review and approval of a site plan is requested. B. EXISTING CONDITIONS: The property is currently undeveloped. There are dense woods along the west boundary of the tract, and a pasture and a 5 -acre lake along the east boundary. The terrain ranges from gently rolling meadow along the lake to a 15% grade hillside at the northwest corner of the property. This hillside, along with a matching hillside to the east, forms a valley, between witch there is an earthen dam which backs up water to form the lake. The existing zoning of the tract is 0-3. The 0-3 zoning district extends to all abutting tracts in all directions. C. ENGINEERING/UTILITY COMMENTS: The Public Works staff comments that: 1) The unnamed collector street requires a 60 foot right- of-way and 36 feet of pavement, with sidewalks on both sides. Chenal Parkway will require sidewalks along the parkway frontage. The Chenal Parkway intersection at the unnamed collector must meet City Engineering design standards. 2) The intersection shown on the submitted plan is located only 200 feet from the collector's intersection with Chenal Parkway. This spacing does not meet the required minimum spacing requirement of 600 feet, as specified in Sec. 31-285. This street will provide major access to a multi -office complex, generating large peak hour volumes and causing the intersection, as designed, to fail. This intersection should be moved to the east a minimum of 200 additional feet, and preferably an additional 400 feet, to provide ample left turn storage and weaving space to access the development-. Alternatively, the median island might be extended to restrict left turn movements from the unnamed collector. The intersection should be within 150 of a 900 intersection. The private street should be 36 feet in width and have sidewalks on both sides. The private street should not connect two public streets, and should be limited to a short loop or be a cul-de-sac street, where the development served contains less than 5 acres. See Sec. 31-207.b(2) 2 August 8, 1995 ITEM NO-: ont FILE D.- 17- 1 3) Stormwater detention will be required for the site. open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches - are planned;--- they --must 'be --shown -on -the --plan, and -be approved by the City Engineer prior to Planing Commission approval of the site plan. 4) The location of the unnamed collector is recommended to be moved south of the dam. Public liability for the dam would be required if the dam is part of the public right-of-way. The dam construction shall be certified by a geotechnical engineer with experience in dam construction. 5) A sketch plan identifying the floodplain and floodway way is required before Planning Commission action. Base flood elevations are required. Dedication of the floodway is required. A grading and excavation plan and permit are required. A development permit is required. USACE-LRD should be contacted for approval prior to beginning any work. All drainage structures for the floodway, including the spillway for the dam, shall be designed for the 100 year storm. Little Rock Municipal Water Works comments that a water main extension and possibly on-site fire protection will be required. A pro -rata front footage charge of $15.00 per foot applies along Chenal Parkway, and an acreage charge of $300 per acre also applies. Annexation to the City will be required. Little Rock Wastewater utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require 15 foot easements along the streets abutting the proposed development site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. comments that an easement will be required at the northeast corner of the intersection of the unnamed arterial and Chenal Parkway in order to construct a fiber optic equipment hub. The Fire Department noted that on-site fire hydrants will be required on the site. The Neighborhoods and Planning Site Review Specialist comments that: 1) the areas set aside for buffers and 3 August 8, 1995 a 11 ITEM Na.- 6 n FILE D.: -- 015 landscaping exceed ordinance requirements; 2) the dumpster areas must be screened with a minimum 8 foot high fence or wall on three sides; and 3) curb and gutter or another approved border will be required to protect landscaped areas from vehicular -traffic. - -" D. ISS ES LEGAL TE HNICAL DE IGN: Sec. 36-127 requires Planning Commission review of the proposed site development for, among other zoning districts, 0-2 zoned land. Since the subject site is zoned 0-2, the site plan review is required. Sec. 36-130 requires that the parcel size and the building coverage of the principal building be denoted. Sec. 36-280(d) states: "No building... shall exceed a height of forth -five (45) feet at the required front, side, or rear yard setback lines. Building heights ... in excess of forth - five (45) feet may be authorized by the Planning Commission in conjunction with site plan review." "...one (1) foot (of height) may be added to the height of the building for each foot that the building... is set back from the required yard lines." "...the maximum height of the building (shall not) exceed one hundred twenty (120) feet." The proposed building is 65 feet in height. It is well in excess of 20 feet off the minimum required 25 foot building set -back lines (See Sec. 36-280.3.e); therefore the additional 20 feet of height may be authorized. The Planning Commission needs to authorize the requested building height. Sec. 36-502(g) specifies the minimum parking requirements for various occupancies. For business and professional office uses, for the first 10,000 square feet of floor area, 1 parking space for each 400 square feet of floor area is required; for 10,001 to 20,000 square feet, 95% of the basic requirement is specified; for 20,001 to 30,000, 90% is required; for 30,001 to 40,000, 85% is required; and, for areas over 40,000 square feet, 80% of the basic requirement is to be provided. Based on this requirement, a 150,000 square foot office building will require 313 parking spaces. The developer proposes to provide 450 spaces. Since the masonry wall at the entrance to the property is to contain the building name and address, it is considered a sign, and a detail drawing is required. E. ANALYSIS• There are issues remaining to be resolved which are critical in being able to recommend approval of the site plan. The 4 August 8, 1995 SUBDIVISI�T[ ITEM(Cont,FILE Z -C n1 issues raised in the review of the preliminary plat must be addressed: the location of the floodway and floodplain must be established; the matter of the route of the new east -west collector street across the dam must be resolved; etc. The Public -Works concern that -there is -insufficient "stacking" and "weaving" space between .Chenal Parkway and the north - south private drive entrance to the development needs to be resolved. The phasing plan for the development of the subdivision, including the establishing of a phasing plan for the construction of the streets and the re --construction of the dam need to be specified. F. STAFF' RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the needed additional information and corrections in the submittals being addressed. Staff recommends approval of the 65 foot building height. SUBDIVISION COMMITTEE COMMENT: (JULY 20, 1995) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the proposal to the Subdivision Committee member present, and discussed with Mr. White the concerns noted in the discussion outline. David Scherer, with the Public Works staff, discussed the Public Works concerns, specifically, the need for locating the floodway and floodplain on the property, and the need to provide additional "stacking" and "weaving" space between Chenal Parkway and the main entrance drive into the office building site. Regarding the traffic concern, the two alternatives of either moving the north - south private drive further to the east, or extending the median to restrict turns from the east -west collector onto the private drive were discussed. Mr. White indicated that the latter alternative, extending the median, would be preferable, and said that the plan would be changed to accomplish this. The Public Works concern regarding a private street connecting two public streets, and serving an area over 5 acres was discussed. It was determined that, in the case of the subject development, the private drive to serve the development is appropriate. it was, however, noted that the private drive must meet City street standards; it must be 36 feet in width and have sidewalks constructed along both sides of the street frontages. The Committee forwarded the item to the full Commission for the public hearing. 5 August 8, 1995 ITEM NO • n FILE NO.: ry- Z PLAI+TNTNG COMMISSIQN ACT (AUGUST 8, 1995) Planning Staff reported that the several issues attendant to this preliminary plat had been determined for resolution. The Public Works' staff and Neighborhoods and Planning staff instructed the Commission that the remaining issues could be worked out at staff level; therefore, this item should be placed on the Consent Agenda for approval. The Commission determined it appropriate Consent Agenda for approval. A motion t The motion passed by a vote of 7 ayes, 0 6 to place this item on the o that effect was made. nays and 4 absent.