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HomeMy WebLinkAboutZ-6051-J Staff AnalysisFILE NO.: Z-6051 NAME: Arkansas Systems Tract 4, Long -form PCD LOCATION: Located on the East side of Chenal Parkway and South of Systems Drive DEVELOPER. Arkansas Systems Land Company, LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.11 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 PCD FT. NEW STREET: 0 LF C-3, General Commercial District and a specific listing of additional uses PCD C-3, General Commercial District and a specific listing of additional uses VARIAN CENVAIVERS, 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. FILE NO.: Z -6051-J BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100 -year floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to allow storm events above the 100 year to pass without endangering the building and dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned the site from 0-2, Office and Institutional District to PCD, Planned Commercial Development. The approval allowed the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three (3) story mixed use building on the individual lots through a Planned Office Development. The office building was proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of potential retail space, all retail space was contained on the first floor and 40,500 square feet of office space. A total of 213 parking spaces were proposed to serve the office building. Lot 413 was proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking would be provided between the two (2) lots. Ordinance No. 20,821 adopted by the Little Rock Board of Directors on December 17, 2013, allowed a revision to the previously approved PCD (Z -6015-A). The approval allowed the creation of a two (2) lot plat. An office building was approved for one lot and a small restaurant with drive through service was proposed for the second lot. The two (2) lots were to share a common drive and parking area. All driveways on the site were to be included in a cross access easement. Lot 4A was proposed containing 3.7 -acres, 184 parking spaces, 18,375 square feet of building coverage and a maximum of three (3) stories and 55,125 square feet of building area. The site plan included the option for placement of a pick-up window on the eastern end of the building. Lot 4B was proposed containing 1.4 -acres, 67 parking spaces and 4,300 square feet of building area. The use was proposed as a restaurant with drive through service. The applicant requested a waiver of the screening requirement for the order menu boards. The uses proposed for the development were as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College 2 FILE NO.: Z -6051-J Cont. dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A. The redevelopment of the site has not occurred. A. PRO POSAUREQUEST/AP PLICANT'S STATEMENT: The applicant is now proposing to revise and reestablish the PCD zoning. The project includes two (2) lots. The uses proposed for the development are as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. Lot 4A is proposed containing 3.3 -acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building is proposed with one (1), two (2) or three (3) stories in height. The plan indicates 178 parking spaces. The commercial uses will not exceed the area of the first floor. A portion of Lot 4A may also be used with a restaurant use. The mix of uses will not exceed the available parking on the site. The development of Lot 4B is proposed with 1.4 -acres and a 4,300 square foot building with a drive-through window. The plan indicates 67 parking spaces. The applicant has indicated the building on Lot 4B as a restaurant with drive-through service or as a sit-down restaurant with exterior dining. If the lot is developed without the drive-through window the building area proposed is 7,800 square feet with 98 parking spaces. The request includes a variance from Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The request also includes a variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. The request includes a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. The area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently developing as a shopping center. To the west of the site is vacant property currently under review for a Planned Commercial 141 FILE NO.: Z-6051-JCont. Development for the placement of a branch bank facility and a restaurant. Further west is property developing as St. Vincent's West Medical campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 -feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site? 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. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. % The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A and 413. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 4 FILE NO.: Z -6051-J Cont. 11. In accordance with Section 31.176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to the subject property shows to be in the floodplain with the channel upstream shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. A variance must be requested. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. What is the proposed ditch section design? 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons (gsimmons@littlerock.org) for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. EAD Plan Review required for food service. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists to the north of this property across Systems Drive. Contact Entergy in advance regarding future service requirements to the development, line extension, and future facilities locations as this project proceeds CenterPoint Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 5 FILE NO.: Z -6051-J Cont. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. 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. D FILE NO.: Z -6051-J Cont. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑ of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route F. ISSUESITECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey( littlerock.ar� or Mark Alderfer at 501.371.4875; mald ?rfer0Dlittlerock.or . Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of two (2) buildings on the site. The proposed development is within the Chenal Design Overlay District and signage has special recommendations. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Systems Drive is shown as a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication 7 FILE NO.: Z-605 of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot (9') paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. G. SUBDIVISION COMMITTEE COMMENT: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (August 5, 2015) Mr. Tim Daters and Mr. Hank Kelly were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned if the proposed uses were the same as with the previous approval. Staff also questioned the building height for the building located on Lot 4A. Staff questioned the proposed use mix of the building located on Lot 4A. Staff also questioned the days and hours of operation for the development. Public Works comments were addressed. Staff stated to allow parking within the floodway would require a variance. Staff also stated to allow the driveway on Arkansas Systems Drive would require a variance from the master street plan and the subdivision ordinance. Staff stated the plans for the piping system were FILE NO.: Z -6051-J (Co to be submitted to staff for review and approval prior to construction. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required from the street right of ways. Staff also stated building landscaping would be required at the time of development. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated the minimum perimeter planting strip of nine (9) feet was required adjacent to paved areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing the issues raised at the August 5, 2015, Subdivision Committee meeting. The applicant has provided the proposed use mix of the building, the proposed days and hours of operation and the building height for the proposed building located on Lot 4A. The request is to allow the development of this site with flexibility for the future construction. The project includes two (2) lots, Lots 4A and 4B. Lot 4A is proposed containing 3.3 -acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building is proposed with one (1), two (2) or three (3) stories in height with a maximum building height of 45 -feet. The site plan indicates 178 parking spaces located on Lot 4A. The development of Lot 4B is proposed with 1.4 -acres and a 4,300 square foot building with a drive-through window. The plan indicates 67 parking spaces. The applicant has indicated the building on Lot 4B as a restaurant with drive-through service or as a sit-down restaurant with exterior dining. If the lot is developed without the drive-through window the building area proposed is 7,800 square feet with 98 parking spaces. The applicant has requested should the lot develop with a drive-through restaurant the order menu board not require screening as typically required within the commercial district of the zoning ordinance. The uses proposed for the development are as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, 9 FILE NO.: Z -6051-J Cont. Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The commercial uses will not exceed the area of the first floor on Lot 4A, (18,375 square feet). A portion of Lot 4A may be used with a restaurant use. The mix of uses located within the building on Lot 4A will not exceed the available parking on the site. The request includes a Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The zoning ordinance states floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. Exceptions may be granted when existing topography is at or above the existing one -hundred -year flood level and when the velocity of flow is less than three (3) feet per second. The applicant has an approved 404 permit from the Corp of Engineers which will allow rechannelization of the creek on this site and limit the potential impact of parking within the floodway. The request also includes a variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. The applicant has stated grading of the entire site is necessary to allow the site to balance and eliminate the need for moving material to and from the site at the time of construction of the buildings. The request includes a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. The ordinance typically requires driveways to be a minimum of 150 -feet from the property line. The drive as indicated is 10 -feet from the property line. Staff is supportive of the driveway and the placement due to the location of other drives on Arkansas Systems Drive and staff does not feel there will be any conflicting movements from adjacent properties if constructed as proposed. The site plan includes the placement a ground signage on both Chenal Parkway and Arkansas Systems Drive. Each of the lots are proposed with a sign along Chenal Parkway. The signs are proposed with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. A sign on Lot 4A is proposed at the entrance drive on Arkansas Systems Drive. The sign is proposed also eight (8) feet in height and one hundred (100) square feet in area. Staff is supportive of the request. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan. The applicant is proposing to develop the site to serve the existing office community and nearby residential uses located in the area. The site plan as proposed allows the developer flexibility to develop the site with office, retail and/or residential uses. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate. 10 LE NO.: Z -6051-J (Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the waiver request for the screening requirement of the order menu boards. Staff recommends the uses of the building located on Lot 4A match the parking available on the site based on a parking ratio of one (1) parking space per 225 gross square feet of floor area. Staff recommends approval of the following variance requests: 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant's request for a waiver of the screening requirement of the order menu boards. Staff presented a recommendation the uses of the building located on Lot 4A match the parking available on the site based on a parking ratio of one (1) parking space per 225 gross square feet of floor area. Staff presented a recommendation of approval of the following variance requests: 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. 11 FILE NO.: Z -6051-J (Cont_ There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 12 ITEM NO.: 7, Z-6051 -J NAME: Arkansas Systems Tract 4, Long -form PCD LOCATION: located on the East side of Chenal Parkway and South of Systems Drive Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 12, 2015. The Office of Planning and Development must receive the proof of notice no later than August 21, 2015. 2. The previous approval allowed the following — are these the uses and exclusions a part of the request? a. The uses proposed for the development are as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excludes the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A. 3. Is the building located on Lot 4A a single story building? Provide the maximum building height. 4. What is the percentage of use mix proposed for the building on Lot 4A? 5. Will the restaurant have an area for order pick-up? Note on the site plan. 6. Provide the proposed building signage plan. Provide the facades proposed with building signage. 7. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. 8. Provide the days and hours of operation for the proposed development. 9. Provide the days and hours of dumpster service for the development. 10. Provide the proposed phasing plan. 11. If the area of outdoor dining is proposed fenced indicate on the site plan fencing to be provided per City and State requirements to allow alcohol consumption within the dining area. 12. Provide the percentage of building coverage, the percentage of paved area and the percentage of landscape area. Variance/Waivers: 1. Section 36-341, vehicle parking is restricted from being provided in the floodway 2. Advanced grading 3. Driveway location Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site? 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. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A and4B. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to the subject property shows to be in the floodplain with the channel upstream shown to be in the floodway_ Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. A variance must be requested? 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. What is the proposed ditch section design? 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons (gsimmions@littlerock.org) for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. Utilities and Fire Department/County Planning: Wastewater: Enteral-: Entergy does not object to this proposal. A three phase underground power line exists to the north of this property across Systems Drive. Contact Entergy in advance regarding future service requirements to the development, line extension, and future facilities locations as this project proceeds CenterPoint Energy-: CenterPoint Energy: No comment received. AT & T: No comment received. 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@ Iittlerock. or or Mark Alderfer at 501.371.4875; malderfer littlerock.ar . Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of two (2) buildings on the site. The proposed development is within the Chenal Design Overlay District and signage has special recommendations. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Systems Drive is shown as a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot (9') paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan-, Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 12, 2015.