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HomeMy WebLinkAboutZ-6504 Staff AnalysisFILE NO.• Z-6504 NAME: Davis Office Park -- Long -Form POD LOCATION: End of Talley Road; south of Colonel Glenn Road and immediately east of Interstate 430 DEVELOPER• ENGINEER• Max Davis McGetrick Engineering 319 East Markham Street 319 East Markham Street Little Rock, AR 72201 Little Rock, AR 72201 AREA: 12.96 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 480 ZONING: R-2 ALLOWED USES: Single-family residential PROPOSED USE: General/professional offices VARIANCES/WAIVERS REQUESTED: Waiver of the maximum cul-de-sac length of the private drive. A. PROPOSAL RE UEST: The applicant proposes to rezone the 12.96 acre tract from R-2 to POD. The applicant is proposing an office park development consisting of three (3) buildings. General/professional office use is proposed for the site. Normal operating hours will be from 7:00 a.m. to 6:00 p.m. Monday -Friday. The applicant also notes that site signage will comply with the City of Little Rock office requirements. The following data is proposed for the three buildings: BUILDING #STORIES 1 1 2 2 3 2 TOTAL SQ. FOOTAGE PARKING 59,975 320 22,400 80 29,500 94 111,875 494 Building 1 will be constructed within the south one-half of the property, with buildings 2 and 3 being located within the north one-half. Parking areas will be constructed adjacent to each building with landscaped areas separating the parking areas. FILE NO.: Z-6504 (Cont. A 50 foot access easement, with 30 feet of pavement and a 40 foot cul-de-sac, is proposed to provide access to the complex. Two access points are proposed from Talley Road. B. EXISTING CONDITIONS: The property is currently vacant and heavily wooded. The highest point of the property is near the center of the tract, falling over 100 feet to the north and approximately 90 feet to the south. There are two single-family residences located to the south, across Talley Road, with vacant R-2 zoned property to the east. Interstate 430 is located immediately to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The John Barrow, Westwood and Pecan Lake Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Talley Road is 20 feet wide, dedication of right-of-way to 30 feet from centerline for this commercial street will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention Ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 7. Improve Talley Road from Colonel Glenn to provide minimum 27 feet wide pavement for commercial street. 8. Request waiver for cul-de-sac length. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. FILE NO.: Z-6504 E. F. 11. Prepare a lett, of pending development addressing street lights required by Section 31-403 of the Little Rock Coy All requests should be forwarded to Traffic Engine. -'ing . 12. Obtain permitsor improvements within State Highway right-of-way f -;.-)m AHTD, District VI. 13. Utility excava; on within proposed rights-of-way shall be per Article of Sec. 30. 14. Sidewalk requi :d. on west side of driveway. UTILITIES AND FIRE_?EPARTMENT COUNTY PLANNING: Wastewater: Sewe_ :main located on property. Show easements if apr,'.icable. AP&L: Easements __� uested along both sides of Talley Road and the 50 foot _:-cess easement. Contact utility for details. ARKLA: No Comment. Southwestern Bell: A 10 foot easement is requested along the east and wee: property lines and across the north end of the property. Water: Water mai. extension and on-site fire protection will be required., Fire Department: Private fire hydrants are required. Contact Dennis F:ee at 918-3752 for details. County Plannin : No Comment received. LATA: CATA does not currently serve the area. We see no implications for ft.Lure service. ISSUES /TECHNICAL/D Planning Division: The site is in the 65th Street West District. The Plan recommends Suburban Office. The area does not meet the current definition of Suburban Office. The definition in use when this area ,,7as designated for Suburban Office (SO) included an "Office Park" development. The areas along 1- 430 were classified. SO in the hope that development would be office park in natu-re, with an emphasis on park. With this in mind the development should include final grades. The review of the development proposal should include examination of: parking locations, changes in grade (use of the site), use of natural vegetation and heavy landscaping along 7-430. 3 TILE NO.: Z-6504 (Cont.) LandscaDe Issues: Areas set aside for landscaping and buffers meet with ordinance requirements. This is a tree covered tract of property. Therefore, the City Beautiful Commission recommends saving as many trees as feasible. A 6 foot high opaque screen is required along the eastern perimeter. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Existing vegetation that provides year-round screening can count toward fulfilling this requirement. Curb and gutter is required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, their locations must be shown and they must be screened on three sides to a height of 8 feet. Because of the differences in grade provide a grading plan of the site. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan and a site grading to staff on May 28, 1998. The only revision made in the site plan is that two rows of parking spaces have been shifted from the south side of the large building to the north side. Staff would like to see the parking area broken up even more, creating two parking areas of similar size (one on the north and one on the south side of the building). The grading plan shows that the site will be cut down approximately 40 feet near the center of the property. The site will slope from the center downward toward Talley Road approximately 45 feet. The site will also slope from the center downward toward Colonel Glenn Road approximately 65 feet. In addition to the parking issue associated with the larger building, staff lacks information on several other issues which need to be discussed. They include the following: 1. Use of natural vegetation. Within what areas of the site will existing trees be saved? 4 FILE NO.: Z-6504(Cont.) 2. Discuss landscape treatment along the I-430 property line and along the east side of the access drive. 3. Discuss landscape treatment between parking areas. 4. The applicant needs to request a waiver for maximum cul- de-sac length. 5. What is the applicant's intent with regards to Public Works comment #8 - "Improve Talley Road from Colonel Glenn to provide minimum 27 feet of pavement for commercial street"? As noted in the Planning Division comments (paragraph F), staff is placing an emphasis on the "park" aspect of the office park development. These issues need to be thoroughly discussed. H. STAFF RECOMMENDATIONS: - Although staff doesn't necessarily have an objection -to the proposed use of the property, staff lacks the necessary information to make a recommendation on this site plan. Staff feels that the technical issues noted in paragraph G should thoroughly be discussed and a deferral is needed in order to accomplish this. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the proposed POD. Staff noted that a preliminary grading plan should be submitted for the site. Mr. McGetrick stated that the site plan would be revised taking the concerns raised by the Planning Division under consideration. The Public Works requirements were briefly discussed including street improvements to Talley Road. It was noted that a waiver for maximum cul-de-sac length would need to be requested. After the brief discussion, the Committee forwarded the rezoning to the full Commission for resolution. PLANNING COMMISSION ACTION: (JUNE 11, 1998) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the July 23, 1998 agenda. Staff noted that the letter was received less than five (5) business days prior to the public hearing, and therefore, a waiver of the bylaws was in order. Staff supported the deferral request. 5 FILE NO.: Z-6504 Con The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 23, 1998 agenda. A motion was made to waive the bylaws and accept the deferral request as made by the applicant. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. A motion was made to approve the Consent Agenda. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on June 30, 1998. Several revisions have been made which decrease the building footprints and increase the amount of landscaped areas. The largest, southernmost building's footprint has been decreased by 500, while the area (60,000 square feet) has remained the same by adding a second story'to-the building. The parking area for this building has decreased from 350 spaces to 241 spaces. The middle building and parking area has remained the same. The northernmost building has decreased in size from 29,500 square feet to 23,000 square feet and the number of parking spaces has decreased from 94 to 88. The applicant has indicated that Talley Road will be improved from this site to Colonel Glenn Road as part of the project. The applicant has also requested a waiver for maximum cul-de-sac length (maximum length allowed by ordinance 1,000 feet; proposed - approximately 1,300 feet). The landscape areas have increased along the western perimeter of the site as well as within the parking areas and between the parking areas within the site. The applicant has noted that the landscaped areas along I-430 as well as the interior areas will be heavily landscaped, exceeding the landscape ordinance requirements. The applicant also submitted a cross-section showing finished grades for the site. The section shows approximately 40 feet of the hill being removed and the property sloping downward from the center approximately 45 feet to the south and 65 feet to the north. The applicant will work with the grades, terracing the parking areas adjacent to the buildings. Staff feels that the revised site plan is a vast improvement over the previous plan. With the decrease in building footprint, the decrease in number of parking spaces and the increase in perimeter and interior landscape areas, staff feels that the site plan conforms to the land use plan definition of office park. 6 FILE NO.: Z-6504 Cont. However, there are issues remaining to be resolved: 1. The applicant needs to show dumpster locations and handicap parking spaces on the plan. 2. Staff is still unsure as to the slope treatment along the east side of the access drive. As of this writing, the applicant has noted that he will submit a cross-section to staff showing this area. 3. Public Works has concerns relating to the grade of the private drive and possible problems with sight distance. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Bob Lowe, of McGetrick Engineering, was present, representing the application. Staff gave'a brief description of the revised site plan. Mr. Lowe noted that access to this property was still proposed to be from Talley Road. He indicated that Talley Road would be improved as recommended by Public Works. Bob Brown, Site Plan Review Specialist, noted that dumpsters needed to be shown on the plan. Staff noted that a cross-section though the property showing the finished grades was still needed. After the brief discussion, the Committee forwarded the issue to the full Commission for resolution. STAFF RECOMMENDATION: Staff recommends approval of the POD subject to the following conditions: 1. Compliance with the conditions noted in paragraphs D, E and F of this report. 2. The issues relating to slope treatment along the east side of the drive and grade of the drive need to be worked out. 3. Staff recommends approval of the waiver of maximum cul-de-sac length for the access drive. PLANNING COMMISSION ACTION: (JULY 23, 1998) Pat McGetrick was present, representing the application. There were no objectors present. Staff gave a brief description of the proposed POD, noting several revisions which had been made in the 7 FILE NO.: Z-6504 site plan. Staff explained that the revised site plan would comply with the definition of office park and that issues relating to the access drive needed to be discussed. Pat McGetrick addressed the Commission in support of the application. He stated that the design of the cul-de-sac access would comply with all ordinance standards (widened to 31 feet with collector street standards). He explained that in places along the east side, retaining walls would be constructed, with a 15 to 20 foot natural buffer left along this property line. He stated that more landscaped areas had been added within the interior of the site and that much of the existing vegetation would be saved in these areas. Mr. McGetrick also stated that Talley Road would be improved from Colonel Glenn Road to this site. There was a brief discussion concerning the areas within the site where existing natural vegetation would be saved. There was an additional discussion relating to the amount of the hill which would be cut. Bob Brown, Site Plan Review Specialist, stated that the revised site plan was an improvement over the previous plan. He stated that the City Beautiful Commission encourages developers to save as many of the perimeter and interior trees as possible. He stated that the revised plan increased the amount of natural vegetation to be saved. He stated that the amount of landscaping shown on the plan was above average. There was additional discussion relating to the amount of the hill to be cut down. Commissioner Putnam explained that this aspect of the project was discussed at length by the Subdivision Committee. He stated that the site was very difficult to develop, given the existing slopes. He also stated that the revised plan was a great improvement. Commissioner Berry asked about the minimum parking requirements. Staff responded to the question, noting that there was excess parking proposed for each of the three buildings. Commissioner Berry asked why the number of proposed parking spaces was so much more than minimum requirements. Mr. McGetrick stated that the owners of the property wished to have four parking spaces per 1,000 square feet instead of three spaces per 1,000. A motion was made to approve the application subject to the conditions recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. p July 23, 1998 ITEM NO.: E FILE NO.: Z-6504 NAME: Davis Office Park -- Long -Form POD LOCATION: End of Talley Road; south of Colonel Glenn Road and immediately east of Interstate 430 DEVELOPER: ENGINEER• Max Davis McGetrick Engineering 319 East Markham Street 319 East Markham Street Little Rock, AR 72201 Little Rock, AR 72201 AREA: 12.96 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 480 ZONING: R-2 ALLOWED USES: Single-family residential PROPOSED USE: General/professional offices VARIANCESIWAIVERS_REQUESTED: Waiver of the maximum cul-de-sac length of the private drive. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 12.96 acre tract from R-2 to POD. The. applicant is proposing an office park development consisting of three (3) buildings. General/professional office use is proposed for the site. Normal operating hours will be from 7:00 a.m. to 6:00 p.m. Monday -Friday. The applicant also notes that site signage will comply with the City of Little Rock office requirements. The following data is proposed for the three buildings: BUILDING #STORIES 1 1 2 2 3 2 TOTAL SQ. FOOTAGE PARKING 59,975- 320 22,400 80 29,500 94 111,875 494 Building 1 will be constructed within the south one-half of the property, with buildings 2 and 3 being located within the north one-half. Parking areas will be constructed adjacent to each building with landscaped areas separating the parking areas. July 23, 1998 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-6504 A 50 foot access easement, with 30 feet of pavement and a 40 foot cul-de-sac, is proposed to provide access to the complex. Two access points are proposed from Talley Road. B. EXISTING CONDITIONS: The property is currently vacant and heavily wooded. The. highest point of the property is near the center of the tract, falling over 100 feet to the north and approximately 90 feet to the south. There are two single-family residences located to the south, across Talley Road, with vacant R-2 zoned property to the east. Interstate 430 is located immediately to the west. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The John Barrow, Westwood and Pecan Lake Neighborhood Associations. were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Talley Road is .20 feet wide, dedication of right-of-way to 30 feet from centerline for this commercial street will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention Ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 7. Improve Talley Road from Colonel Glenn to provide minimum 27 feet wide pavement for commercial street. 8. Request waiver for cul-de-sac length. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. Obtain permits 2 July 23, 1998 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6504 (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 11. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 12. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 13. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 14. Sidewalk required on west side of driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on property. Show easements if applicable. AP&L: Easements requested along both sides of Talley Road and the 50 foot access easement. Contact utility for details. ARKLA: No Comment. Southwestern Bell: A 10 foot easement is requested along the east and west property lines and across the north end of the property. Water: Water main extension and on-site fire protection will be required. Fire Department: Private fire hydrants are required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. LATA: LATA does not currently serve the area. We see no implications for future service. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is in the 65th Street West District. The Plan recommends Suburban Office. The area does not meet the current definition of Suburban Office. The definition in use when this area was designated for Suburban Office (SO) included an "Office Park" development. The areas along 2- 430 were classified SO in the hope that development would be office park in nature, with an emphasis on park. With this in mind the development should include final grades. The review of the development proposal should include 3 July 23, 1998 SUBDIVISION ITEM NO.: E (Cont.} FILE NO.: Z-6504 examination of: parking locations, changes in grade (use of the site), use of natural vegetation and heavy landscaping along I-430. Landsca a Issues: Areas set aside for landscaping and buffers meet with ordinance requirements. This is a tree covered tract 'of property. Therefore, the City Beautiful Commission recommends saving as many trees as feasible. A 6 foot high opaque screen is required along the eastern perimeter. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Existing vegetation that provides year-round screening can count toward fulfilling this requirement. Curb and gutter is required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, their locations must be shown and they must be screened on three sides to a height of 8 feet. Because of the differences in grade provide a grading plan of the site. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan and a site grading to staff on May 28, 1998. The only revision made in the site plan is that two rows of parking spaces have been shifted from the south side of the large building to the north side. Staff would like to see the parking area broken up even more, creating two parking areas of similar size (one on the north and one on the south side of the building). The grading plan shows that the site will be cut down approximately 40 feet near the center of the property. The site will slope from the center downward toward Talley Road approximately 45 feet. The site will also slope from the center downward toward Colonel Glenn Road approximately -65 feet. 4 ' duly 23, 1998 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-6504 In addition to the parking issue associated with the larger building, staff lacks information on several other issues which need to be discussed. They include the following: 1. Use of natural vegetation. Within what areas of the site will existing trees be saved? 2. Discuss landscape treatment along the I-430 property line and along the east side of the access drive. 3. Discuss landscape treatment between parking areas. 4. The applicant needs to request a waiver for maximum cul- de-sac length. 5. What is the applicant's intent with regards to Public Works comment #8 - "Improve Talley Road from Colonel Glenn to provide minimum 27 feet of pavement for commercial street"? As noted in the Planning Division comments (paragraph F), staff is placing an.emphasis on the "park" aspect of the office park development. These issues need to be thoroughly discussed. H. STAFF RECOMMENDATIONS: Although staff doesn't necessarily have an objection to the proposed use of the property, staff lacks the necessary information to make a recommendation on this site plan. Staff feels that the technical issues noted in paragraph G should thoroughly be discussed and a deferral is needed in order to accomplish this. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description -of the proposed POD. Staff noted that a preliminary grading plan should be submitted for the site. Mr. McGetrick stated that the site plan would be revised taking the concerns raised by the Planning Division under consideration. The Public Works requirements were briefly discussed including street improvements to Talley Road. It was noted that a waiver for maximum cul-de-sac length would need to be requested. After the brief discussion, the Committee forwarded the rezoning to the full Commission for resolution. 5 July 23, 1998 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-6504 PLANNING_ COMMISSION ACTION: (JUNE 11, 1998) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the July 23, 1998 agenda. Staff noted that the letter was received less than five (5) business days prior to the public hearing, and therefore, a waiver of the bylaws was in order. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 23, 1998 agenda. A motion was made to waive the bylaws and accept the deferral request as made by the applicant. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. A motion was made to' approve the Consent Agenda. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on June 30, 1998. Several revisions have been made which decrease the building footprints and increase the amount of landscaped areas. The largest, southernmost buildings footprint has been decreased by 50%, while the area (60,000 square feet) has remained the same by adding a second story to the building. The parking area for this building has decreased from 350 spaces to 241 spaces. The middle building and parking area has remained the same. The northernmost building has decreased in size from 29,500 square feet to 23,000 square feet and the number of parking spaces has decreased from 94 to 88. The applicant has indicated that Talley Road will be improved from this site to Colonel Glenn Road as part of the project. The applicant has also requested a waiver for maximum cul-de-sac length (maximum length allowed by ordinance 1,000 feet; proposed - approximately 1,300 feet). The landscape areas have increased along the western perimeter of the site as well as within the parking areas and between the parking areas within the site. The applicant has noted that the landscaped areas along I-430 as well as the interior areas will be heavily landscaped, exceeding the landscape ordinance requirements. The applicant also submitted a cross-section showing finished grades for the site. The section shows approximately 40 feet of the hill being removed and the property sloping downward from the center approximately 45 feet to the south and 65 feet to the 6 July 23, 1998 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6504 north. The applicant will work with the grades, terracing the parking areas adjacent to the buildings. Staff feels that the revised site plan is a vast improvement over the previous plan. With the decrease in building footprint, the decrease in number of parking spaces and the increase in perimeter and interior landscape areas, staff feels that the site plan conforms to the land use plan definition of office park. However, there are issues remaining to be resolved: 1. The applicant needs to show dumpster locations and handicap parking spaces on the plan. 2. Staff is still unsure as to the slope treatment along the east side of the access drive. As of this writing, the applicant has noted that he will submit a cross-section to staff showing this area. 3. Public Works has concerns relating to the grade of the private drive and possible problems with sight distance. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Bob Lowe, of McGetrick Engineering, was present, representing the application. Staff gave a brief description of the revised site plan. Mr. Lowe noted that access to this property was still proposed to be from Talley Road. He indicated that Talley Road would be improved as recommended by Public Works. Bob Brown, Site Plan Review Specialist, noted that dumpsters needed to be shown on the plan. Staff noted that a cross-section though the property showing the finished grades was still needed. After the brief discussion, the Committee forwarded the issue to the full Commission for resolution. STAFF RECOMMENDATION: Staff recommends approval of the POD subject to the following conditions: 1. Compliance with the conditions noted in paragraphs D, E and F of this report. 7 July 23, 1998 SUBDIVISION NO.: E (Cont. FILE NO.: Z-6504 2. The issues relating to slope treatment along the east side of the drive and grade of the drive need to be worked out. 3. Staff recommends approval of the waiver of maximum cul-de-sac length for the access drive. PLANNING COMMISSION ACTION: (JULY 23, 1998) Pat McGetrick was present, representing the application. There were no objectors present. Staff gave a brief description of the proposed POD, noting several revisions which had been made in the site plan. Staff explained that the revised site plan would comply with the definition of office park and that issues relating to the access drive needed to be discussed. Pat McGetrick addressed the Commission in support of the application. He stated that the design of the cul-de-sac access would comply with all ordinance standards (widened to 31 feet with collector street standards). He explained that in places along the east side, retaining walls would be constructed, with a 15 to 20 foot natural buffer left along this property line. He stated that more landscaped areas had been added within the interior of the site and that much of the existing vegetation would be saved in these areas. Mr. McGetrick also stated that Talley Road would be improved from Colonel Glenn Road to this site. There was a brief discussion concerning the areas within the site where existing natural vegetation would be saved. There was an additional discussion relating to the amount of the hill which would be cut. Bob Brown, Site Plan Review Specialist, stated that the revised site plan was an improvement over the previous plan. He stated that the City Beautiful Commission encourages developers to save as many of the perimeter and interior trees as possible. He stated that the revised plan increased the amount of natural vegetation to be saved. He stated that the amount of landscaping shown on the plan was above average. There was additional discussion relating to the amount of the hill to be cut down. Commissioner Putnam explained that this aspect of the project was discussed at length by the Subdivision Committee. He stated that the site was very difficult to develop, given the existing slopes. He also stated that the revised plan was a great improvement. Commissioner Berry asked about the minimum parking requirements. Staff responded to the question, noting that there was excess parking proposed for each of the three buildings. Commissioner July 23, 1998 SUBDIVISION E (Cont.) FILE NO.: Z-6504 Berry asked why the number of proposed parking spaces was so much more than minimum requirements. Mr. McGetrick stated that the owners of the property wished to have four parking spaces per 1,000 square feet instead of three spaces per 1,000. A motion was made to approve the application subject to the conditions recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. 9