Loading...
HomeMy WebLinkAboutZ-7381 Staff AnalysisFII F Nn • 7-7381 NAME: Heifer Project International Long -form POD and Street Right-of-way abandonment for a portion of Industrial Drive and Shall Street LOCATION: South of East 2nd Street between Industrial Drive and John Street DEVELOPER: Heifer International 1015 Louisiana Street Little Rock, AR 72202 ENGINEER: McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 ARCHITECT: Polk Stanley Yeary Architects, LTD 700 South Schiller Street Little Rock, AR 72201 AREA: 22 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 150 CURRENT ZONING: 1-3, Industrial District ALLOWED USES: Heavy Industrial PROPOSED ZONING: POD PROPOSED USE: Heifer International Office Building and Future Global Village VARIANCES/WAIVERS REQUESTED: None requested. FILE NO.: Z-7381 A. PROPOSAL/REQUEST: The applicant proposes to develop this twenty-two acre site as the Heifer International Center, which will be developed in four phases. The applicant intends the first phase to be the construction of the headquarters building. The building will contain approximately 98,000 square feet with four floors of about 23,750 square feet each, and a basement level with 3,000 square feet. The initial occupancy of the building in early 2005 will be 250, with an ultimate population planned of 450 in 2009. The applicant is requesting approval of the first phase of the project. The additional phases will be brought before the Commission as the final plans are firmed up. The Phase I development and related site development, including parking, have been located to avoid the environmentally contaminated brownfield of the old railroad switching yard which bisects the site. The brownfield area will be re - mediated and reclaimed during the construction process to create an important component of Phase Two. The Phase One perimeter lies at the edge of this abandoned rail yard, and the new construction will sit on redeveloped ground where existing warehouses and industrial structures are presently being demolished. The Phase II Welcome Center Pavilion will contain dining facilities, galleries for temporary exhibits, a gift shop, and meeting/seminar spaces designed to serve and educate the public. The extensive use of recycled construction materials in the building structure, and placement within a constructed wetland on a reclaimed site that was formerly a brownfield, will demonstrate the environmental development strategies. The Pavilion will also provide support space and rest areas for activities in the Commons, as well as the entry/exit point for visitors to the Phase Three Global Village education experience. The Global Village will be an interactive learning environment that will give visitors a glimpse into the cultures of eight countries around the world where Heifer and other humanitarian organizations have operations and programs. Initiatives in the United States will also be featured. It is hoped that this experience will encourage the visitor to become involved with supporting sustainable and compassionate solutions for solving world hunger. Representative village and environments of the countries will be structured around a support facility containing livestock housing and care facilities, and mechanical/electrical operational systems. Because animals are such an essential component of its mission and program, Heifer is working with the City of Little Rock to include hoofed animals on the site. The Phase Four development includes the Global Solutions and Sustainable Farm Complex. The project will display and test the newest methods and 2 FILE NO.: Z-7381 (Cont. technologies of environmentally responsible agricultural and livestock production. At this time, the land for this final phase is not actually owned by Heifer, but is secured for future development under a six-year option. This parcel is not part of the re -zoning request, but is shown for reference and information. The applicant is proposing environmentally friendly design with regard to parking lot paving, landscaping, stormwater collection and building design. The overall goal of the parking lot is to create new standard for parking lot design that is much more than just an area that holds vehicles. The parking lot will create an experience that combines educational and environmentally friendly additions to the site instead of the more common large concrete or asphalt slab. The parking lot will be designed using a variety of surfaces to showcase different materials and to include creative ideas on stormwater runoff and collection. Currently the Little Rock Code requires all parking lots to be surfaced with concrete or asphalt. The Heifer project is designed with a 51% permeable parking lot surface. The permeable surfaces will include brick pavers and reinforced gravel paving products that help the stormwater runoff permeate back into the groundwater tables. These products will help eliminate many of the common stormwater runoff problems that are generated by impervious surfaces such as concrete and asphalt. The permeable surface will be primarily limited to the light vehicular areas of the site. The site will also incorporate impervious pavements such as traditional reinforced concrete and a relatively new product, resinpave. The reinforced concrete will be the primary surface for all locations where heavy vehicular traffic will be expected. The resinpave will be used as an environmentally friendly substitute for asphalt and will be limited to locations where light vehicular loads are planned. The parking lot will be designed for 199 vehicles and will include six handicapped spaces and a variety of other dedicated spaces for carpooling alternative fuel and electric car spaces. The future Global Village development on the site will result in additional parking needs and site work being added to support the expected visitors. The Global Village and the associated site work area has not been shown in detail, but it will be developed and submitted to the Planning Commission for review in the future. However, in conjunction with the current development, the applicant is requesting a deferral of all road improvements along the boundaries of the Future Global Village; specifically the area along East 2nd Street and John Street. The improvements along East 2nd and John Streets are not the only street improvements that are planned in the area. Heifer International teamed with the City of Little Rock to obtain a grant from the Economic Development Administration (EDA) will construct improvements along 3rd Street and a new road that will connect East 3`d Street on the west to Shall Street on the south. The plans also allow for follow up work that would continue the new road further to the east. As a part of this request, the applicant has submitted a request for right-of-way abandonment for a portion of Industrial Drive and Shall Street. 3 FILE NO.: Z-7381 (Cont. In addition to the creative use of the materials in the parking lot, the parking lot will serve a second purpose. The parking area will also serve as a stromwater filter and harvesting system. The plans will show how the parking area will collect, filter and capture the surface water and then harvest it for different uses on the site. The pervious surfaces will significantly decrease the stormwater runoff. The water will then travel through the filter media and migrate on the surface and through the subgrade to landscaped areas called bioswales. The bioswales will further the filtration process and also serve as small detention areas that will hold the water before it is collected in traditional storm drainage structures and piping. The filtered stormwater will then be transmitted by conventional methods to a lift station and a basin that will store stormwater for irrigation and other uses. The basin will also serve as a source for most of the water necessary to maintain the constructed wetlands and water channels that surround a portion of the office building. The applicant has indicated a variety of design issues that are still being evaluated and many issues that are still to be resolved through the design process. In very wet weather any excess water will be diverted to the city storm drainage system through a bypass pipe. In arid weather, a recharge irrigation well will be activated to provide a nonpotable water source to maintain the irrigation and wetland systems. A wetland will be constructed around the proposed building to act as stormwater filtering and storage for site irrigation. Along the northeast side of the building the wetland shall be informal consisting of water channels from 3" to 10" deep. The constructed wetland will be constructed and hold water through the use of a 45 mil EPDM liner with 12" clay seal. The north channel will have a constant water depth of 12" while the south channel will have a constant channel water depth of 3". In addition, native stone edge will act as the channel edge and transition to the landscaped areas. The building is being designed to use 51% less energy than a converntional office building of similar program and size. The building's shape takes advantage of the solar orientation by stretching in an east/west direction, which allows for the greatest amount of sunlight into the building throughout daylight hours in each season. A narrow floorplate (only 62 feet wide) further enables natural light to penetrate to the center of every floor. Roof slopes direct rainwater to collection drains and piping systems that store and reuse this natural source as "gray water" within the building. Sunlight will be converted into electricity by utilizing a collection system embedded in an amorphous photovoltaic membrane on the roof. To maximize this collection, the roof is angled to receive the most sunlight for the Little Rock solar orientation. This curved structure, and the angled shape of the roof, will create a distinctive building form that will give Heifer a readily identifiable profile in downtown Little Rock. M ENO.: Z-7381 (Cont. The building's gentle curve emanates from the overall master plan for the site, which is conceived as a series of concentric rings that expand outward from a central commons, or gathering space. This concentric ring plan is a physical manifestation of a basic core belief of the Heifer mission, the concept of "passing on the gift". The simple act of generosity sets in motion a cycle of renewal by which a single animal, first given to one family, can then be nurtured to provide sustenance many times over as each subsequent family receives the generational offspring from that initial gift. This concentric ring concept will be incorporated in the Heifer International Center design. The Entrance Commons, where the public will first begin the educational experience, radiating out from the Entrance Commons, the pedestrian ring, the Welcome Center ring, the wetland ring, the Office Building Ring, and the vehicular traffic rings. B. EXISTING CONDITIONS: N Most if not all the structures on the site and on the site to the northeast have been demolished with the new President Clinton Library project currently underway to the northeast of the site. All streets in the area (John Street, Shall Street, Industrial Drive and East 4th Street) are substandard with no curb, gutter or sidewalk. The only street improvements are located along East 2nd Street and those are minimal adjacent to the site. The sidewalk has been installed but is broken (in places) as well as the curb has been installed and is also broken (in places). The area to the north does have street improvements installed, which were constructed with the redevelopment of the County Health Unit and the Dempsey redevelopment. Other uses to the north include vacant R-4 zoned property and the Fraternal Order of the Police Lodge. To the east of the site are large warehouse distribution facilities; 3 State Supply Company and Harbor Distributing. Uses to the south are also a mix of warehouse wholesale supply companies. East of the site are once again wholesale warehouse activities including Sterling Paint, a plumbing supply company and an electrical supply company. The Arkansas Democrat Gazette printing facility is located to the east of the Presidential Library project which abuts the northeastern boundary. NEIGHBORHOOD COMMENTS: The Hanger Hill and East Little Rock Neighborhood Associations along with all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site, who could be identified, were notified of the Public Hearing. As of this writing, Staff has not received any comments from area residents. 5 FILE NO.: Z-7381 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A dedication of right-of-way of 60 feet from the proposed road along the south property line is required. 2. 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. 3. Storm water detention facilities are being provided with the proposed development. 4. Close the eastern -most driveway. The location, width and geometry does not meet the traffic access and circulation requirements of Section 30-43 and 31- 210. 5. Boundary streets: The developer would be required to improve all streets that abut the proposed development to Master Street Plan standards. This would include John Street, 2nd Street, a portion of 4 1 Street, and possibly a portion of Industrial Drive. These streets must be improved with the initial development, or in accordance with a phasing plan approved by the Commission. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Existing sewer main on site. Abandonment and installation of new main at the Developer's expense will be required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Easements required. Contact Entergy at 954-5151 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The waterline in 3rd Street Extension will become a private line as it enters the Heifer Property. The 8 -inch water main in EDA Grant Road must be tied into the existing water main in Shall Street. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. N FILE NO.: Z-7381 (Cont. County Planning: No comment received. CATA: The site is located on Bus Route #12 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Office Development for a new office building. The request is consistent with the Planned Office Development part of Mixed Use Urban- However the specifics of the Planned Office Development should be reviewed against the design characteristics proposed for the Mixed Use Urban land use classification. Cit Reco nixed Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed street buffer along EDA Grant Road drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The average width requirement being thirty-one (31) and one-half (1/2) feet. This takes into account the reduction allowed within the designated mature area. Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area. Wheel stops will be required to protect landscaped areas from vehicular traffic. Irrigation to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to submit landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Representatives of the applicant were present representing the application. Staff introduced the item giving an overview of the proposed development. Staff stated the applicant was requesting a Planned Office Development to allow Heifer International to construct their corporate offices on the site in Phase I. Staff stated future phases included additional construction on the site one of which is a Global Village. Staff stated the Commission would review all additional phases as plans were finalized. 7 FILE NO.: Z-7381 Cont. Staff stated the request also included the closure of a portion of Shall Street and a portion of Industrial Drive. Staff stated the request was for closing of the portions of these streets within the applicant's property. Staff stated the proposed development included innovative designs with regard to parking lot pavement and stormwater detention. Staff stated the applicant intended to capture as much of the stormwater as feasible to water landscaped areas. Staff stated the use of pervious pavement materials would be utilized to reduce runoff from the site. Staff requested additional items be shown on the proposed site plan. Staff stated the maximum building height should be included on the plan. Mr. Beranek of McClelland Engineers stated the maximum building height would be between sixty-five and seventy feet. He stated the building was to be a four story building with fifteen feet per floor and a water tower extending from the roof. He stated he would confirm the height and include the height as requested. Staff also requested details of any proposed fencing (height/material), signage (height/area/location) and any dumpster locations. Staff requested the applicant provide the days and hours of operation for the proposed development. Public Works comments were addressed. Staff stated the proposed right-of-way of the future EDA road appeared to meet the minimum requirements. Staff questioned what portion of the road would be constructed. Mr. Beranek stated the road would be built to the intersection with Shall Street. Public Works staff stated one-half street improvements would be required to extend beyond Shall Street to the eastern edge of the applicant's property. Staff also requested the applicant remove the eastern -most drive from the proposed site plan. Staff stated the drive did not meet ordinance spacing requirements. Mr. Beranek stated the applicant was also requesting a deferral of Boundary Street improvements per the Master Street Plan to adjoining streets until future phases developed. Staff stated improvements would be required to 2"d Street, John Street and 4th Street at the time of such development. Staff questioned if Industrial Drive would remain as a dedicated street. Mr. Beranek stated it would not and that the petition to close Industrial Drive should include the section of Industrial Drive from 2nd Street through the applicant's property to Shall Street. Landscaping comments were addressed. Staff stated the proposed buffer along the future EDA Road did not meet the minimum required width. Staff stated the minimum width required was fifteen feet and nine inches. Staff stated the average width required would be thirty-one feet and one-half inches. Staff stated the required buffer did take into account the reduction allowed in the designated mature area. Staff stated all other areas of proposed landscaping appear to meet the minimum requirements per the ordinances. 3 F1LE NO.: Z-T38� Cont. Staff noted comments from Central Arkansas Water and the Little Rock Wastewater Utility. Staff suggested the applicant contact these agencies for additional information. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H_ ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The applicant has removed the eastern -most driveway location as requested by Staff. The applicant has also indicated the required right-of-way dedication. The applicant has indicated boundary street improvements to East 2nd Street, John Street and 4th Street will be constructed with Phase III of the development ( the future Global Village). The City has secured funding from the Economic Development Administration for construction of the new roadway to connect East 3rd Street to Shall Street. The road will extend from the current terminus and be routed along the western edge of the Heifer property and curve at the southern boundary and extend east to the eastern property line. The road is shown on the Master Street Plan to extend easterly to the intersection with 6th Street but is not being considered as a part of this funding or this project. The applicant has indicated coordination with the water and sewer utilities will be done at the time of development to relocate and extend a new sewer main and to relocate and extend the new water mains in the area. Funding for the wastewater improvements are included in the funding from the Economic Development Administration (EDA) included in the funding for the new road. The applicant has indicated the building will be a four (4) story building with an average mean elevation of the building to be a maximum of 82 -feet and 8 -inches. This height is taller than allowed in the UU District (5 stories and 75 -feet in height whichever is less). Staff feels the building height should not have any adverse impact on the surrounding area. For the most part uses in the area are industrial uses. The added height of the building will be in a water tower added to the roof of the structure. The applicant is proposing the placement of 199 parking spaces on the site. The typical minimal parking requirement for an office building of this size would be 245 spaces. Staff feels the proposed parking is adequate to meet the parking demand at this time. The applicant is proposing the insulation of additional parking with future phases to alleviate any future parking concerns. N FILE NO.: Z-7381 Cant. The applicant is proposing the placement of a sign to be located along the future EDA Road. The applicant has not indicated any proposed signage details (height/area). The applicant has indicated signage is proposed to be located near the East 3`d Street entrance and the Shall Street entrance. Staff would recommend the signage comply with signage allowed in office zones or six feet in height and sixty-four square feet in area. Staff would also recommend any wall signage comply with wall signage allowed in office zones. The applicant proposes the days and hours of operation to be from 8:00 am to 5:00 pm daily. The hours for future phases have not yet been established and will be reviewed by the Commission as future Phases develop. The applicant proposes the building occupancy to be 450 employees at full development in 2009. The applicant has indicated wheel stops will be placed on the site to protect landscaped areas. The applicant has also indicated an irrigation systern will be provided to water landscaped areas. The applicant is requested a reduced street buffer along the future EDA Grant Road. The required minimum width of the street buffer is fifteen feet and nine inches. The proposed width is fourteen feet and six inches. Staff is supportive of the request to reduce the landscape in this area to the width requested by the applicant. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site to allow Heifer International to construct their corporate offices on the site. SJ'A1=F RECOMMENDATION: Staff recommends approval of the requested POD subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends all signage comply with signage allowed in office zones per the Zoning Ordinance. Staff recommends approval of the request to allow a reduced buffer along the future EDA Road. PLANNING COMMISSION ACTION: (MAY 1, 2003) The applicant's were present representing the proposed application. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the requested PDD subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 10 FILE NO.: Z-7381 Cont. Staff presented a recommendation of approval of the requested street right-of-way abandonment of the portion of Industrial Drive and the portion of Shall Street requested by the applicant. Staff recommended all signage comply with signage allowed in office zones per the Zoning Ordinance and the request to allow a reduced buffer along the future EDA Road. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 11 May 1, 2003 ITEM NO.: 12 FILE NO.: Z-7381 NAME: Heifer Project International Long -form POD and Street Right-of-way abandonment for a portion of Industrial Drive and Shall Street LOCATION: South of East 2nd Street between Industrial Drive and John Street DEVELOPER: Heifer International 1015 Louisiana Street Little Rock, AR 72202 ENGINEER: McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 A Mel I I ITr f--r- Polk Stanley Yeary Architects, LTD 700 South Schiller Street Little Rock, AR 72201 AREA: 22 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 150 CURRENT ZONING: 1-3, Industrial District ALLOWED USES: Heavy Industrial PROPOSED ZONING: POD PROPOSED USE: Heifer International Office Building and Future Global Village VARIANCESMAIVERS REQUESTED: None requested. May 1, 2003 SUBDIVISION M NO.: 12 {Cont. A. PROPOSAL/REQUEST: FILE NO.: Z-7381 The applicant proposes to develop this twenty-two acre site as the Heifer International Center, which will be developed in four phases. The applicant intends the first phase to be the construction of the headquarters building. The building will contain approximately 98,000 square feet with four floors of about 23,750 square feet each, and a basement level with 3,000 square feet. The initial occupancy of the building in early 2005 will be 250, with an ultimate population planned of 450 in 2009. The applicant is requesting approval of the first phase of the project. The additional phases will be brought before the Commission as the final plans are firmed up. The Phase I development and related site development, including parking, have been located to avoid the environmentally contaminated brownfield of the old railroad switching yard which bisects the site. The brownfield area will be re - mediated and reclaimed during the construction process to create an important component of Phase Two. The Phase One perimeter lies at the edge of this abandoned rail yard, and the new construction will sit on redeveloped ground where existing warehouses and industrial structures are presently being demolished. The Phase II Welcome Center Pavilion will contain dining facilities, galleries for temporary exhibits, a gift shop, and meeting/seminar spaces designed to serve and educate the public. The extensive use of recycled construction materials in the building structure, and placement within a constructed wetland on a reclaimed site that was formerly a brownfield, will demonstrate the environmental development strategies. The Pavilion will also provide support space and rest areas for activities in the Commons, as well as the entry/exit point for visitors to the Phase Three Global Village education experience. The Global Village will be an interactive learning environment that will give visitors a glimpse into the cultures of eight countries around the world where Heifer and other humanitarian organizations have operations and programs. Initiatives in the United States will also be featured. It is hoped that this experience will encourage the visitor to become involved with supporting sustainable and compassionate solutions for solving world hunger. Representative village and environments of the countries will be structured around a support facility containing livestock housing and care facilities, and mechanical/electrical operational systems. Because animals are such an essential component of its mission and program, Heifer is working with the City of Little Rock to include hoofed animals on the site. 14 May 1, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7381 The Phase Four development includes the Global Solutions and Sustainable Farm Complex. The project will display and test the newest methods and technologies of environmentally responsible agricultural and livestock production. At this time, the land for this final phase is not actually owned by Heifer, but is secured for future development under a six-year option. This parcel is not part of the re -zoning request, but is shown for reference and information. The applicant is proposing environmentally friendly design with regard to parking lot paving, landscaping, stormwater collection and building design. The overall goal of the parking lot is to create new standard for parking lot design that is much more than just an area that holds vehicles. The parking lot will create an experience that combines educational and environmentally friendly additions to the site instead of the more common large concrete or asphalt slab. The parking lot will be designed using a variety of surfaces to showcase different materials and to include creative ideas on stormwater runoff and collection. Currently the Little Rock Code requires all parking lots to be surfaced with concrete or asphalt. The Heifer project is designed with a 51% permeable parking lot surface. The permeable surfaces will include brick pavers and reinforced gravel paving products that help the stormwater runoff permeate back into the groundwater tables. These products will help eliminate many of the common stormwater runoff problems that are generated by impervious surfaces such as concrete and asphalt. The permeable surface will be primarily limited to the light vehicular areas of the site. The site will also incorporate impervious pavements such as traditional reinforced concrete and a relatively new product, resinpave. The reinforced concrete will be the primary surface for all locations where heavy vehicular traffic will be expected. The resinpave will be used as an environmentally friendly substitute for asphalt and will be limited to locations where light vehicular loads are planned. The parking lot will be designed for 199 vehicles and will include six handicapped spaces and a variety of other dedicated spaces for carpooling alternative fuel and electric car spaces. The future Global Village development on the site will result in additional parking needs and site work being added to support the expected visitors. The Global Village and the associated site work area has not been shown in detail, but it will be developed and submitted to the Planning Commission for review in the future. However, in conjunction with the current development, the applicant is requesting a deferral of all road improvements along the boundaries of the Future Global Village; specifically the area along East 2nd Street and John Street. The improvements along East 2nd and John Streets are not the only street improvements that are planned in the area. Heifer International teamed with the City of Little Rock to obtain a grant from the Economic Development Administration (EDA) will construct improvements along 3`d Street and a new road that will connect East 3fd Street on the west to Shall Street on the south. The plans also allow for follow up work that would continue the new road further 3 May 1, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-7381 to the east. As a part of this request, the applicant has submitted a request for right-of-way abandonment for a portion of Industrial Drive and Shall Street. In addition to the creative use of the materials in the parking lot, the parking lot will serve a second purpose. The parking area will also serve as a stromwater filter and harvesting system. The plans will show how the parking area will collect, filter and capture the surface water and then harvest it for different uses on the site. The pervious surfaces will significantly decrease the stormwater runoff. The water will then travel through the filter media and migrate on the surface and through the subgrade to landscaped areas called bioswales: The bioswales will further the filtration process and also serve as small detention areas that will hold the water before it is collected in traditional storm drainage structures and piping. The filtered stormwater will then be transmitted by conventional methods to a lift station and a basin that will store stormwater for irrigation and other uses. The basin will also serve as a source for most of the water necessary to maintain the constructed wetlands and water channels that surround a portion of the office building. The applicant has indicated a variety of design issues that are still being evaluated and many issues that are still to be resolved through the design process. In very wet weather any excess water will be diverted to the city storm drainage system through a bypass pipe. In arid weather, a recharge irrigation well will be activated to provide a nonpotable water source to maintain the irrigation and wetland systems. A wetland will be constructed around the proposed building to act as stormwater filtering and storage for site irrigation. Along the northeast side of the building the wetland shall be informal consisting of water channels from 3" to 10" deep. The constructed wetland will be constructed and hold water through the use of a 45 mil EPDM liner with 12" clay seal. The north channel will have a constant water depth of 12" while the south channel will have a constant channel water depth of 3". In addition, native stone edge will act as the channel edge and transition to the landscaped areas. The building is being designed to use 51% less energy than a converntional office building of similar program and size. The building's shape takes advantage of the solar orientation by stretching in an east/west direction, which allows for the greatest amount of sunlight into the building throughout daylight hours in each season. A narrow floorplate (only 62 feet wide) further enables natural light to penetrate to the center of every floor. Roof slopes direct rainwater to collection drains and piping systems that store and reuse this natural source as "gray water" within the building. Sunlight will be converted into electricity by utilizing a collection system embedded in an amorphous photovoltaic membrane on the roof. To maximize 0 May 1, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7381 this collection, the roof is angled to receive the most sunlight for the Little Rock solar orientation. This curved structure, and the angled shape of the roof, will create a distinctive building form that will give Heifer a readily identifiable profile in downtown Little Rock. The building's gentle curve emanates from the overall master plan for the site, which is conceived as a series of concentric rings that expand outward from a central commons, or gathering space. This concentric ring plan is a physical manifestation of a basic core belief of the Heifer mission, the concept of "passing on the gift". The simple act of generosity sets in motion a cycle of renewal by which a single animal, first given to one family, can then be nurtured to provide sustenance many times over as each subsequent family receives the generational offspring from that initial gift. This concentric ring concept will be incorporated in the Heifer International Center design. The Entrance Commons, where the public will first begin the educational experience, radiating out from the Entrance Commons, the pedestrian ring, the Welcome Center ring, the wetland ring, the Office Building Ring, and the vehicular traffic rings. B. EXISTING CONDITIONS: Most if not all the structures on the site and on the site to the northeast have been demolished with the new President Clinton Library project currently underway to the northeast of the site. All streets in the area (John Street, Shall Street, Industrial Drive and East 4th Street) are substandard with no curb, gutter or sidewalk. The only street improvements are located along East 2nd Street and those are minimal adjacent to the site. The sidewalk has been installed but is broken (in places) as well as the curb has been installed and is also broken (in places). The area to the north does have street improvements installed, which were constructed with the redevelopment of the County Health Unit and the Dempsey redevelopment. Other uses to the north include vacant R-4 zoned property and the Fraternal Order of the Police Lodge. To the east of the site are large warehouse distribution facilities; 3 State Supply Company and Harbor Distributing. Uses to the south are also a mix of warehouse wholesale supply companies. East of the site are once again wholesale warehouse activities including Sterling Paint, a plumbing supply company and an electrical supply company. The Arkansas Democrat Gazette printing facility is located to the east of the Presidential Library project which abuts the northeastern boundary. GN May 1, 2003 SUBDIVISION EM NO.: 12 (Cont.) FILE NO.: Z-7381 C. NEIGHBORHOOD COMMENTS: The Hanger Hill and East Little Rock Neighborhood Associations along with all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site, who could be identified, were notified of the Public Hearing. As of this writing, Staff has not received any comments from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A dedication of right-of-way of 60 feet from the proposed road along the south property line is required. 2. 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. 3. Storm water detention facilities are being provided with the proposed development. 4. Close the eastern -most driveway. The location, width and geometry does not meet the traffic access and circulation requirements of Section 30-43 and 31- 210. 5. Boundary streets: The developer would be required to improve all streets that abut the proposed development to Master Street Plan standards. This would include John Street, 2nd Street, a portion of 4t" Street, and possibly a portion of Industrial Drive. These streets must be improved with the initial development, or in accordance with a phasing plan approved by the Commission. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. Abandonment and installation of new main at the Developer's expense will be required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enterpy: Easements required. Contact Entergy at 954-5151 for additional details. Center -Point Enerav: No comment received. SBC: No comment received. R May 1, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7381 Central Arkansas Water: The waterline in 3rd Street Extension will become a private line as it enters the Heifer Property. The 8 -inch water main in EDA Grant Road must be tied into the existing water main in Shall Street. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is located on Bus Route #12 and has no effect on bus radius, turnout and route. F. ISSU ESITECH N ICAL/DESIGN : Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Office Development for a new office building. The request is consistent with the Planned Office Development part of Mixed Use Urban. However the specifics of the Planned Office Development should be reviewed against the design characteristics proposed for the Mixed Use Urban land use classification. Cit Reco nized Nei hborhood Rction Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed street buffer along EDA Grant Road drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The average width requirement being thirty-one (31) and one-half (1/2) feet. This takes into account the reduction allowed within the designated mature area. Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area. Wheel stops will be required to protect landscaped areas from vehicular traffic. Irrigation to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to submit landscape plans stamped with the seal of a Registered Landscape Architect. VA May 1, 2003 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-7381 Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT; (April 10, 2003) Representatives of the applicant were present representing the application. Staff introduced the item giving an overview of the proposed development. Staff stated the applicant was requesting a Planned Office Development to allow Heifer International to construct their corporate offices on the site in Phase I. Staff stated future phases included additional construction on the site one of which is a Global Village. Staff stated the Commission would review all additional phases as plans were finalized. Staff stated the request also included the closure of a portion of Shall Street and a portion of Industrial Drive. Staff stated the request was for closing of the portions of these streets within the applicant's property. Staff stated the proposed development included innovative designs with regard to parking lot pavement and stormwater detention. Staff stated the applicant intended to capture as much of the stormwater as feasible to water landscaped areas. Staff stated the use of pervious pavement materials would be utilized to reduce runoff from the site. Staff requested additional items be shown on the proposed site plan. Staff stated the maximum building height should be included on the plan. Mr. Beranek of McClelland Engineers stated the maximum building height would be between sixty-five and seventy feet. He stated the building was to be a four story building with fifteen feet per floor and a water tower extending from the roof. He stated he would confirm the height and include the height as requested. Staff also requested details of any proposed fencing (height/material), signage (height/area/location) and any dumpster locations. Staff requested the applicant provide the days and hours of operation for the proposed development. Public Works comments were addressed. Staff stated the proposed right-of-way of the future EDA road appeared to meet the minimum requirements. Staff questioned what portion of the road would be constructed. Mr. Beranek stated the road would be built to the intersection with Shall Street. Public Works staff stated one-half street improvements would be required to extend beyond Shall Street to the eastern edge of the applicant's property. Staff also requested the applicant remove the eastern -most drive from the proposed site plan. Staff stated the drive did not meet ordinance spacing requirements. n. May 1, 2003 SUBDIVISION NO.. 12 (Cont.) FILE NO.: Z-7381 Mr. Beranek stated the applicant was also requesting a deferral of Boundary Street improvements per the Master Street Plan to adjoining streets until future phases developed. Staff stated improvements would be required to 2nd Street, John Street and 4t" Street at the time of such development. Staff questioned if Industrial Drive would remain as a dedicated street. Mr. Beranek stated it would not and that the petition to close Industrial Drive should include the section of Industrial Drive from 2nd Street through the applicant's property to Shall Street. Landscaping comments were addressed. Staff stated the proposed buffer along the future EDA Road did not meet the minimum required width. Staff stated the minimum width required was fifteen feet and nine inches. Staff stated the average width required would be thirty-one feet and one-half inches. Staff stated the required buffer did take into account the reduction allowed in the designated mature area. Staff stated all other areas of proposed landscaping appear to meet the minimum requirements per the ordinances. Staff noted comments from Central Arkansas Water and the Little Rock Wastewater Utility. Staff suggested the applicant contact these agencies for additional information. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The applicant has removed the eastern -most driveway location as requested by Staff. The applicant has also indicated the required right-of-way dedication. The applicant has indicated boundary street improvements to East 2nd Street, John Street and 4t" Street will be constructed with Phase III of the development ( the future Global Village). The City has secured funding from the Economic Development Administration for construction of the new roadway to connect East 3rd Street to Shall Street. The road will extend from the current terminus and be routed along the western edge of the Heifer property and curve at the southern boundary and extend east to the eastern property line. The road is shown on the Master Street Plan to extend easterly to the intersection with 6t" Street but is not being considered as a pall of this funding or this project. The applicant has indicated coordination with the water and sewer utilities will be done at the time of development to relocate and extend a new sewer main and to relocate and extend the new water mains in the area. Funding for the 7 May 1, 2003 SUBDIVISION ITEM NO.: 12 ContJ FILE NO.: Z-7381 wastewater improvements are included in the funding from the Economic Development Administration (EDA) included in the funding for the new road. The applicant has indicated the building will be a four (4) story building with an average mean elevation of the building to be a maximum of 82 -feet and 8 -inches. This height is taller than allowed in the UU District (5 stories and 75 -feet in height whichever is less). Staff feels the building height should not have any adverse impact on the surrounding area. For the most part uses in the area are industrial uses. The added height of the building will be in a water tower added to the roof of the structure. The applicant is proposing the placement of 199 parking spaces on the site. The typical minimal parking requirement for an office building of this size would be 245 spaces. Staff feels the proposed parking is adequate to meet the parking demand at this time. The applicant is proposing the insulation of additional parking with future phases to alleviate any future parking concerns. The applicant is proposing the placement of a sign to be located along the future EDA Road. The applicant has not indicated any proposed signage details (height/area). The applicant has indicated signage is proposed to be located near the East 3rd Street entrance and the Shall Street entrance. Staff would recommend the signage comply with signage allowed in office zones or six feet in height and sixty-four square feet in area. Staff would also recommend any wall signage comply with wall signage allowed in office zones. The applicant proposes the days and hours of operation to be from 8:00 am to 5:00 pm daily. The hours for future phases have not yet been established and will be reviewed by the Commission as future Phases develop. The applicant proposes the building occupancy to be 450 employees at full development in 2009. The applicant has indicated wheel stops will be placed on the site to protect landscaped areas. The applicant has also indicated an irrigation system will be provided to water landscaped areas. The applicant is requested a reduced street buffer along the future EDA Grant Road. The required minimum width of the street buffer is fifteen feet and nine inches. The proposed width is fourteen feet and six inches. Staff is supportive of the request to reduce the landscape in this area to the width requested by the applicant. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site to allow Heifer International to construct their corporate offices on the site. 10 May 1, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7381 I. STAFF RECOMMENDATION: Staff recommends approval of the requested POD subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends all signage comply with signage allowed in office zones per the Zoning Ordinance. Staff recommends approval of the request to allow a reduced buffer along the future EDA Road. PLANNING COMMISSION ACTION: (MAY 1, 2003) The applicant's were present representing the proposed application. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the requested POD subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested street right-of-way abandonment of the portion of Industrial Drive and the portion of Shall Street requested by the applicant. Staff recommended all signage comply with signage allowed in office zones per the Zoning Ordinance and the request to allow a reduced buffer along the future EDA Road. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 11 Subdivision Committee Comments ITEM NO.: 12 0 0'k- L.11 k- L.11 1 V - ;� April 10, 2003 o FILE NO.: Z-7381 NAME: Heifer Project International Long -form POD and Street Right-of-way abandonment for a portion of Industrial Drive and Shall Street LOCATION: South of East 2nd Street between Industrial Drive and John Street Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the maximum building height of the office building in feet and any other buildings, which will exceed 2 story and/or 35 feet. 3. Provide the details of any proposed signage (location/height/area). 4. Will there be an on-site dumpster? If so provide the location along with the required screening. 5. Provide the days and hours of operation for the site. 6. Is there any fencing proposed as a part of the development? If so provide the maximum height and the construction material. 7. Provide the phasing plan for the boundary street improvements. Variance/Waivers: 1. None requested. Public Works_ 1. A dedication of right-of-way of 60 feet from the proposed road along the south property line is required. 2. 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. 3. Storm water detention facilities are being provided with the proposed development. 4. Close the eastern -most driveway. The location, width and geometry does not meet the traffic access and circulation requirements of Section 30-43 and 31-210. 5. Boundary streets: The developer would be required to improve all streets that abut the proposed development to Master Street Plan standards. This would include John Street, 2nd Street, a portion of 4t" Street, and possibly a portion of Industrial Drive. These streets must be improved with the initial development, or in accordance with a phasing plan approved by the Commission. Utilities and Fire DepartmentlCounty Planning: Wastewater: Existing sewer main on site. at the Developer's expense will be required 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Abandonment and installation of new main Contact Little Rock Wastewater Utility at Central Arkansas Water: The waterline in 3rd Street Extension will become a private line as it enters the Heifer Property. The 8 -inch water main in EDA Grant Road must be tied into the existing water main in Shall Street. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire De artment: Approved as submitted. County planning: No comment received. CATA: The site is located on Bus Route #12 and has no effect on bus radius, turnout and route. Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Office Development for a new office building. The request is consistent with the Planned Office Development part of Mixed Use Urban. However the specifics of the Planned Office Development should be reviewed against the design characteristics proposed for the Mixed Use Urban land use classification. Landscape: The proposed street buffer along EDA Grant Road drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The average width c, requirement being thirty-one (31) and one-half (1/2) feet. This takes into account the } reduction allowed within the designated mature area. set aside for landscaping meet with Landscape Ordinance requirements with the ///"Areas reductions allowed within the designated mature area. Wheel stops will be required to protect landscaped areas from vehicular traffic. Irrigation to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. Responses to the Subdivision Committee Comments April 15, 2003 ITEM NO.: 12 FILE NO.: Z-7381 NAME: Heifer Project International Long -form POD and Street Right-of-way abandonment for a portion of Industrial Drive and Shall Street LOCATION: South of East 2nd Street between Industrial Drive and John Street Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Response: MCE has mailed those notices and the proof of mailing is included in the response packet. 2. Provide the maximum building height of the office building in feet and any other buildings, which will exceed 2 story and/or 35 feet. Response: The measured height from the proposed first floor elevation is 79 feet 2 inches. The average mean elevation around the building is 82 feet 8 inches. This information is provided in the General Information table on the Revised Site Plan. 3. Provide the details of any proposed signage (location/height/area). Response: No exterior signage has been designed as yet. We will propose a long, low, probably masonry yard sign at the main entrances at the south and west. Probably also a building mounted sign of Heifer logo on the face of building on the southwest. However at this time we do not have the height of the building mounted sign. 1 4. Will there be an on-site dumpster? If so provide the location along with the required screening. Response: There will be a single dumpster location with compartments for recycle of paper, aluminum, steel, plastic, and organic waste. There may end up being more than one dumpster with compartments. Maybe two. They will be located on the east side of loading dock. This location has been shown on the Revised Site Plan. 5. Provide the days and hours of operation for the site. Response: Heifer's normal time of day for business would be five days a week from 8 to 5. 6. Is there any fencing proposed as a part of the development? If so provide the maximum height and the construction material. Response: No permanent fencing will be built for the office building. 7. Provide the phasing plan for the boundary street improvements. Response: Improvements to the boundary streets on the East Side of the Site, specifically John, 2"d, and 4th Streets will be completed and submitted to the Planning Commission in associated with the Phase III — Global Village development. VarianeeANaivers: 1. Request for a deferral for the improvements to the boundary streets on the East Side of the Site, specifically John, 2nd, and 4th Streets will be completed and submitted to the Planning Commission in associated with the Phase III — Global Village development. 2. Request for a variance on the proposed street buffer along EDA Grant Road that drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The proposed width will be fourteen (14) and six (6) inches. 2 Public Works: 1. A dedication of right-of-way of 60 feet from the proposed road along the south property line is required. Response: Heifer has already agreed to provide the Sixty (60) feet of Right of Way for the proposed new EDA Grant Road along the South Property line. 2. 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. Response: This permit will be obtained from Public Works prior to the start of construction. 3. Storm water detention facilities are being provided with the proposed development. 4. Close the eastern -most driveway. The location, width and geometry does not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Response: This driveway has been removed on the Revised Site Plan. 5. Boundary streets: The developer would be required to improve all streets that abut the proposed development to Master Street Plan standards. This would include John Street, 2nd Street, a portion of 4th Street, and possibly a portion of Industrial Drive. These streets must be improved with the initial development, or in accordance with a phasing plan approved by the Commission. Response: Improvements to the boundary streets on the East Side of the Site, specifically John, 2" d, and 4th Streets will be completed and submitted to the Planning Commission in associated with the Phase III — Global Village development. Q Utilities and Fire Department/County Planning: 1. Wastewater: Existing sewer main on site. Abandonment and installation of new main at the Developer's expense will be required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Response: The extension of a new sewer main is included in the EDA Grant application. Heifer International will construct the necessary sewer improvements required to serve their new building. Entergy: 1. No comment received. Center -Point Energy: 1. No comment received. SBC: 1. No comment received. Central Arkansas Water: 1. The waterline in 3rd Street Extension will become a private line as it enters the Heifer Property. The 8 -inch water main in EDA Grant Road must be tied into the existing water main in Shall Street. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Response: MCE has coordinated with the CAW on the new improvements. Fire Department: 1. Approved as submitted. County Planning: 1. No comment received. 2 CATA: 1. The site is located on Bus Route #12 and has no effect on bus radius, turnout and route. Planning Division: 1. This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Office Development for a new office building. 2. The request is consistent with the Planned Office Development part of Mixed Use Urban. However the specifics of the Planned Office Development should be reviewed against the design characteristics proposed for the Mixed Use Urban land use classification. Landscape: 1. The proposed street buffer along EDA Grant Road drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The average width requirement being thirty-one (31) and one-half (1/2) feet. This takes into account the reduction allowed within the designated mature area. Response: We will request for a variance on the proposed street buffer along EDA Grant Road that drops below the minimum width requirement of fifteen (15) feet and nine (9) inches. The proposed width will be fourteen (14) feet and six (6) inches. 2. Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area. 3. Wheel stops will be required to protect landscaped areas from vehicular traffic. Response: Wheel stops are included in our plans. 4. Irrigation to water landscaped areas will be required. Response: Irrigation from the on site water is included in our plans. 5 5. Prior to obtaining a building permit, it will be necessary to landscape plans stamped with the seal of a Registered Landscape Architect. Response: Larson, Burns, and Smith will provide the Seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. 0