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HomeMy WebLinkAboutZ-7622-B Staff AnalysisFILE NO.: Z -7622-B NAME: Bale Chevrolet Revised Short -form PCD LOCATION: Located on the Southwest corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Bale Chevrolet -Honda 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: Development Consultants Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 5.67 acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PCD and OS Automobile delivery, prep and storage; employee training PROPOSED ZONING: Revised PCD and OS PROPOSED USE: Automobile delivery, prep and storage; employee training; channelization of the existing drainage structure along the eastern perimeter and the addition of vehicular storage VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. On July 7, 2005, the Little Rock Planning Commission recommended approval of a request to rezone the site to PCD to allow use of the property by Bale Chevrolet -Honda for up to five years for delivery, prep and storage of vehicles for the dealership located further east on Chenal Parkway FILE NO.: Z -7622-B (Cont. (13101 Chenal Parkway). A two-story building located on the site was proposed for vehicle prep and employee training. The other structures and sheds on the site were to be removed. A paved vehicular storage area for up to 236 vehicles was approved. Fencing and screening would be installed around the perimeter of the vehicle storage area. An asphalt driveway was extended from Kanis Road to accommodate the delivery trucks. After five years (July 7, 2010) the property was to revert to C-3, General Commercial District. A five year deferral of the required street improvements was approved. A. PROPOSAL/REQUEST: The applicant is seeking approval to expand the current approved use for preparation of new and used automobiles for Bale Chevrolet -Honda. To allow adequate space for this expansion, the application also includes approval for proposed channel improvements to the existing creek. Allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements would also allow a reduction of the existing flood plain and floodway area, which presently encroaches into some of the existing vehicular use areas. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. The site plan indicates existing and proposed vehicular storage, as well as the layout, fencing and screening treatments that are proposed. The applicant has indicated the use will remain a temporary use and the vehicular storage will end in 2010 at which time the property will revert to C-3, General Commercial District. Presently there are 236 temporary auto storage and preparation vehicles spaces located on the site. The plan includes the addition of 128 additional storage spaces for a total of 335 spaces. B. EXISTING CONDITIONS: The site has redeveloped as was approved and is being used by Bale Chevrolet - Honda as vehicular storage and prep area. A paved drive has been extended from Kanis Road into the site to allow truck movement into the site. The area along the eastern perimeter is a drainage channel and is presently covered in undergrowth. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west of the site and recently completed an expansion of the retail sales and lumber storage areas. Further west is undeveloped C-3 zoned property and the Kroger PCD development. East of the site is undeveloped 0-2 zoned property with single-family residences further east. An automobile dealership is located to the north across Chenal Parkway and additional undeveloped C-2 zoned property. A plant nursery, single-family residences on large lots and undeveloped R-2 zoned property is located to the south across Kanis Road. 2 FILE NO.: Z -7622-B (Cont. A fairly large portion of the property, almost the entire east one-half of the property, is located in the floodway of Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Wellington Hills Road and Kanis Road and Wellington Hills Road and Chenal Parkway. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway and Kanis Road including 5 -foot sidewalk with the planned development. The back of curb must be located 29.5 feet from the centerline of the Kanis Road. Improvements on Chenal Parkway will be required to match the intersection improvements. 5. Per City Code 30-281, 100 percent of bridge improvements on arterial streets for the initial 15 feet of span length is the responsibility of the abutting landowner. This requirement applies to both Chenal Parkway and Kanis Road bridges. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. 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. 8. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). On the plan show the proposed cross section of the property and the channelized creek and bank. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. K3 FILE NO.: Z -7622-B (Cont.) 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 13. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 14. The proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to issuance of City permits. 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 19. Provide a schedule of the work. How long will the project take from start to finish? Work should be conducted in the traditional periods of low flow. 20. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 21. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor are there a limit on the height of cut or fill. 22. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 23. Erosion controls must be installed to reduce discharge of polluted storm water. 24. The earthwork should occur in a phased approach. Disturbed areas should be seeded and vegetation established within 21 days of completion of grading that area. E FILE NO.: Z -7622-B (Cont. 25. Provide measures and specifications that will be used to prevent erosion and provide reinforcement of the slopes. Riprap rock is not desired to be placed on the slopes. 26. Per Little Rock code, Section 29-127(2) Rock Creek is defined as a major storm easement that is a privately maintained easement designed to carry the 100 -year storm. Only minor storm easements are publicly maintained by code. Per the code, it is the property owner's responsibility to maintain the dedicated major easement but the City does assist in time of need for the interest of public safety. 27. Determine if Rock Creek is an ADEQ/EPA impaired waterway and additional requirements since the project discharges into Fourche Creek that is on the impaired list. 28. The Parks Department reports the proposed project adversely affects Little Rock Parks and Recreation plan for extending the Rock Creek Trail westerly. For additional information, please contact Mark Webre, Parks Department, at 371-6853. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route. 5 F : Z -7622-B (Cont. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the existing drainage structure to be channelized and add additional parking for vehicle storage on site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan and Wellington Hills is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal since it is a Principal Arterial. Bicycle Plan: A Class I bike route is shown along Chenal Parkway. A Class bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Ci!y Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Natural Environment goal states, "Promote protection of natural areas and systems and urban forestry." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Initially when this site reviewed it was the city's understanding that the parking lot was temporary. It appears this is no longer the case and thus this entire site must fully comply with all of the minimum city ordinance standards. 3. The zoning street buffer ordinance requires an average twenty-four (24) foot wide landscape strip along the western perimeter of the site and in no case less than half. Currently, this site plan reflects paving in this area. 4. The zoning street buffer ordinance requires an average thirty-four (34) foot wide landscape strip along both Kanis Road and along Chenal Parkway. Currently, this site plan is not meeting this minimum requirement. 5. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. Islands should be evenly distributed throughout the sites entirety. 9 FILE NO.: Z -7622-B 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Robert Brown was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues remaining outstanding associated with the request. Staff stated the use was previously approved as a temporary use but based on the site plan the use appeared to becoming a permanent use. Public Works comments were addressed. Staff stated dedications would be required along the abutting roadways per the Master Street Plan requirement. Staff also stated permits and approvals would be required prior to any clearing or excavating on the site. Staff noted erosion controls must be installed to reduce discharge of polluted storm water. Landscaping comments were addressed. Staff stated the zoning street buffer ordinance requires an average 34 -foot wide landscape strip along both Kanis Road and Chenal Parkway. Staff also stated the western perimeter of the site would require an average landscape buffer of 24 -feet. Staff stated the proposed site plan did not meet these minimum requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised plan indicates an increased landscape area along Kanis Road as requested by staff. The revised site plan also indicates a number of notes stating the use is still being considered by the applicant as a temporary use with an expiration of August 16, 2010. According to the applicant any continuance of the PCD use beyond that time must be approved by the Planning Commission and the Board of Directors and will require the implementation of all deferred improvements including street construction, landscaping and all screening requirements. 7 ►�•1�llllrlsi: �:�c "0 The request includes the expansion of the number of auto storage parking spaces on the site. To allow adequate space for this expansion, the applicant is seeking approval for proposed channel improvements to the existing creek. According to the applicant allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements will also allow a reduction of the existing floodplain and floodway area, which presently encroaches into some of the existing vehicular use areas as constructed. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. Presently there are 236 temporary vehicle parking spaces on the site. The site plan includes the addition of 128 vehicle parking spaces for a total of 335 spaces. With construction of additional parking, the applicant is proposing to channelize Rock Creek between Chenal Parkway and Kanis Road (East) for the purpose of reducing the potential for flooding and to narrow the floodplain and floodway zones to allow more of the applicant's property to be developable. This portion of the creek planned to be improved is bounded by the Chenal Parkway bridge downstream and the Kanis Road bridge upstream. If the project is constructed as preliminarily planned, the new floodway and floodplain zones will be narrower and located at the top of the new creek bank. The applicant has agreed to dedicate the floodway to the City. With the parking expansion, the applicant requests improvements to Chenal Parkway, Wellington Hills Road, and Kanis Road including bridge improvements to meet the Master Street Plan standards continue to be deferred to 2010. (This date was decided by the original approval of the PCD for the property.) The applicant is proposing with the parking expansion to improve Rock Creek from a winding natural, tree lined creek to a linear grass lined channel with 3 to 1 side slopes and a 30 foot wide grassy bottom. The applicant indicates that water velocities will dictate the installation of sub -surface anchoring mats to control the erosion of the side slopes and channel bottom. Rip rap cannot be permanently installed for controlling erosion of the slopes and bottom. The applicant indicates trees not required to be removed by earthwork will remain and be protected with fencing during construction. The grading plan does show a small area along the southeastern portion of the property (east of the new channel not to be disturbed). The applicant indicates earthwork will take about 3 months and desires to begin when all permits are obtained. As mentioned in Public Works comments, staff believes no matter when all permits are obtained work should occur during seasons of low flows. The applicant has provided information from Arkansas Department of Environmental Quality ("ADEQ") showing Rock Creek not to be on the State's list of impaired waterbodies. He acknowledges erosion controls will be installed and the earthwork will occur in a phased approach and vegetation will be established on disturbed areas within 21 days of completion of grading in that area. FILE NO.: Z -7622-B (Cont. Prior to beginning construction a grading permit must be obtained from Public Works. The grading permit will be issued when all Federal, State, and City approvals and permits except a building permit have been issued. One of the required approvals is the issuance of a Conditional Letter of Map Revision ("CLOMR") from the Federal Emergency Management Agency ("FEMA") to prove the creek modifications do not increase the base flood elevation of the creek in the area and for compliance with the National Flood Insurance Program. At the completion of the channelization and grades are set a Letter of Map Revision ("LOMR") must be obtained from FEMA based on the as -built conditions. Besides FEMA, approval will also be required from the Little Rock District of the US Army Corps of Engineers pertaining to wetlands and work in the waters of the United States. Proof of that approval will be the issuance of a 404 Permit or a Nationwide Permit. The project must also obtain a storm water permit from ADEQ following review of the projects proposed erosion control systems. Other permits required to be obtained are a Special Flood Hazard Permit, approval of the grading and drainage plans, and the landscape plan by the City. To date, a sketch grading and drainage plan has been submitted to the City with other site plans. From what has been submitted, the proposal does not appear to violate any ordinances or plans Public Works is charged with overseeing. It seems to comply with Storm Water, Flood Prevention, and Land Alteration codes and regulations. The City Parks Department staff notes in the 2001 Master Parks Plan, it is the City's intention to construct internal trails that link to the three outer loop trails proposed around Little Rock. In addition, there are a number of other strategies intrinsic in the plan to create a City in a park. To paraphrase a specific strategy that addresses this project, "Create an interconnected multi -functional open space system that is comprised of parks, greenways, riparian areas and floodplains, streets, sidewalks, and trails to link public and private facilities, provide an ecologically responsible green infrastructure, and preserve the "City in a Park" character. Complying with this strategy allows the owner to become a part of a trail system that contributes to the economy, community and the environment. The economic impact will be created by increases in trail opportunities which are in direct proportion to increases in bike and related equipment sales. Trail development provides alternative life style choices, which are attractive to the "creative class", who as small business owners have demonstrated positive impacts to City economies throughout United States. Building a City that attracts and retains this class provides for an economy that has a higher range in service choices, and enables it to withstand cycles of poor economic performances. The community impact will be through provisions of trails that answer the challenge of obesity and disease in our region. It will encourage social 9 FILE NO.: Z -7622-B (Cont. interaction among various socio-economic backgrounds and be the basis for the cultivation of the common good and informed neighborhoods. Trails, with the inherent preservation of natural resources, also provide individuals the psychological benefits of stress relief and attaining higher spiritual levels. Lastly, the environmental impact will be through alternative, cleaner transportation choices, which reduces hydrocarbons, nitrogen oxides and carbon monoxides along with their accompanying adversities of cancer and global warming. With preservation of the stream and riparian areas, the biological diversity will be maintained, which sustains a healthier environment for the human habitat. Preservation of the existing stream flow along with its natural configuration maintains the existing capacities to reduce flooding downstream. It also eliminates the maintenance cost and eventual replacement cost of a channelized stream, and cost of managing steam degradation caused by increases in water velocity and volume. These are but a few of the reasons for working towards a "City in a Park". Staff is not supportive of the applicant's request. The request includes the placement of 335 parking spaces for vehicle storage. Staff supported the original application as a temporary use or a holding use. Staff feels with the placement of the additional improvements on the site the use is moving away from the original intent of a temporary use and taking on the feel of a permanent use. In addition, the proposed expansion area is located within the regulated floodway of the Rock Creek. Typically the City does not consider development request located within the regulatory floodway. Per Little Rock Code of Ordinances Section 13-62 encroachments are prohibited, including fill, new construction, substantial improvements and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge. Typically the Commission has not heard application requests prior to receiving all necessary approvals by the various Federal agencies related to floodway issues. Staff concerns are if the site plan is approved the developers may not be able to construct the proposed development as approved due to potential modifications required by the various Federal Agencies during their review process. Staff feels the applicant should seek all approvals prior to this application moving forward for approval of a revision to the site plan. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had amended the request to limit the request to the channelization of the Rock Creek and removed the request for the allowance for expansion of the parking area on the site. Staff stated the applicant had 10 FILE NO.: Z -7622-B Cont. also reviewed the statements provided by Parks Department and the Audubon Society and had noted the areas available for the Rock Creek Trail connection which would be dedicating to the City. Staff stated the concerns mentioned in Audubon's letter such as the installation of a low flow channel, a meandering stream and ponding areas had been addressed. Staff stated they were now supportive of the request. Staff stated to their knowledge there are no remaining outstanding issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 11 May 24, 2007 ITEM NO.: 19 NAME: Bale Chevrolet Revised Short -form PCD FILE NO.: Z -7622-B LOCATION: Located on the Southwest corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Bale Chevrolet -Honda 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: Development Consultants Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 5.67 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD and OS FT. NEW STREET: 0 LF Automobile delivery, prep and storage; employee training Revised PCD and OS PROPOSED USE: Automobile delivery, prep and storage; employee training; channelization of the existing drainage structure along the eastern perimeter and the addition of vehicular storage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. On July 7, 2005, the Little Rock Planning Commission recommended approval of a request to rezone the site to PCD to allow use of the property by Bale Chevrolet -Honda for up to five years for delivery, prep and May 24, 2007 SUBDIVISION ITEM NO.: 19 [Cont.] FILE NO.: Z -7622-B storage of vehicles for the dealership located further east on Chenal Parkway (13101 Chenal Parkway). A two-story building located on the site was proposed for vehicle prep and employee training. The other structures and sheds on the site were to be removed. A paved vehicular storage area for up to 236 vehicles was approved. Fencing and screening would be installed around the perimeter of the vehicle storage area. An asphalt driveway was extended from Kanis Road to accommodate the delivery trucks. After five years (July 7, 2010) the property was to revert to C-3, General Commercial District. A five year deferral of the required street improvements was approved. A. PROPOSAL/REQUEST: The applicant is seeking approval to expand the current approved use for preparation of new and used automobiles for Bale Chevrolet -Honda. To allow adequate space for this expansion, the application also includes approval for proposed channel improvements to the existing creek. Allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements would also allow a reduction of the existing flood plain and floodway area, which presently encroaches into some of the existing vehicular use areas. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. The site plan indicates existing and proposed vehicular storage, as well as the layout, fencing and screening treatments that are proposed. The applicant has indicated the use will remain a temporary use and the vehicular storage will end in 2010 at which time the property will revert to C-3, General Commercial District. Presently there are 236 temporary auto storage and preparation vehicles spaces located on the site. The plan includes the addition of 128 additional storage spaces for a total of 335 spaces. B. EXISTING CONDITIONS: The site has redeveloped as was approved and is being used by Bale Chevrolet - Honda as vehicular storage and prep area. A paved drive has been extended from Kanis Road into the site to allow truck movement into the site. The area along the eastern perimeter is a drainage channel and is presently covered in undergrowth. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west of the site and recently completed an expansion of the retail sales and lumber storage areas. Further west is undeveloped C-3 zoned property and the Kroger PCD development. East of the site is undeveloped 0-2 zoned property with single-family residences further east. An automobile dealership is located to the north across Chenal Parkway and additional undeveloped C-2 zoned property. A plant nursery, 2 May 24, 2007 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-B single-family residences on large lots and undeveloped R-2 zoned property is located to the south across Kanis Road. A fairly large portion of the property, almost the entire east one-half of the property, is located in the floodway of Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Wellington Hills Road and Kanis Road and Wellington Hills Road and Chenal Parkway. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway and Kanis Road including 5 -foot sidewalk with the planned development. The back of curb must be located 29.5 feet from the centerline of the Kanis Road. Improvements on Chenal Parkway will be required to match the intersection improvements. 5. Per City Code 30-281, 100 percent of bridge improvements on arterial streets for the initial 15 feet of span length is the responsibility of the abutting landowner. This requirement applies to both Chenal Parkway and Kanis Road bridges. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. 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. Q May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z -7622-B 8. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). On the plan show the proposed cross section of the property and the channelized creek and bank. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 13. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 14. The proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to issuance of City permits. 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 19. Provide a schedule of the work. How long will the project take from start to finish? Work should be conducted in the traditional periods of low flow. 20. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 21. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor are there a limit on the height of cut or fill. E May 24, 2007 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-B 22. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 23. Erosion controls must be installed to reduce discharge of polluted storm water. 24. The earthwork should occur in a phased approach. Disturbed areas should be seeded and vegetation established within 21 days of completion of grading that area. 25. Provide measures and specifications that will be used to prevent erosion and provide reinforcement of the slopes. Riprap rock is not desired to be placed on the slopes. 26. Per Little Rock code, Section 29-127(2) Rock Creek is defined as a major storm easement that is a privately maintained easement designed to carry the 100 -year storm. Only minor storm easements are publicly maintained by code. Per the code, it is the property owner's responsibility to maintain the dedicated major easement but the City does assist in time of need for the interest of public safety. 27. Determine if Rock Creek is an ADEQ/EPA impaired waterway and additional requirements since the project discharges into Fourche Creek that is on the impaired list. 28. The Parks Department reports the proposed project adversely affects Little Rock Parks and Recreation plan for extending the Rock Creek Trail westerly. For additional information, please contact Mark Webre, Parks Department, at 371-6853. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enera : Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing 5 May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z -7622-B water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the existing drainage structure to be channelized and add additional parking for vehicle storage on site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan and Wellington Hills is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal since it is a Principal Arterial. Bicycle Plan: A Class I bike route is shown along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Natural Environment goal states, "Promote protection of natural areas and systems and urban forestry." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Initially when this site reviewed it was the city's understanding that the parking lot was temporary. It appears this is no longer the case and thus this entire site must fully comply with all of the minimum city ordinance standards. A May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z -7622-B 3. The zoning street buffer ordinance requires an average twenty-four (24) foot wide landscape strip along the western perimeter of the site and in no case less than half. Currently, this site plan reflects paving in this area. 4. The zoning street buffer ordinance requires an average thirty-four (34) foot wide landscape strip along both Kanis Road and along Chenal Parkway. Currently, this site plan is not meeting this minimum requirement. 5. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. Islands should be evenly distributed throughout the sites entirety. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Robert Brown was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues remaining outstanding associated with the request. Staff stated the use was previously approved as a temporary use but based on the site plan the use appeared to becoming a permanent use. Public Works comments were addressed. Staff stated dedications would be required along the abutting roadways per the Master Street Plan requirement. Staff also stated permits and approvals would be required prior to any clearing or excavating on the site. Staff noted erosion controls must be installed to reduce discharge of polluted storm water. Landscaping comments were addressed. Staff stated the zoning street buffer ordinance requires an average 34 -foot wide landscape strip along both Kanis Road and Chenal Parkway. Staff also stated the western perimeter of the site would require an average landscape buffer of 24 -feet. Staff stated the proposed site plan did not meet these minimum requirements. N May 24, 2007 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-B Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised plan indicates an increased landscape area along Kanis Road as requested by staff. The revised site plan also indicates a number of notes stating the use is still being considered by the applicant as a temporary use with an expiration of August 16, 2010. According to the applicant any continuance of the PCD use beyond that time must be approved by the Planning Commission and the Board of Directors and will require the implementation of all deferred improvements including street construction, landscaping and all screening requirements. The request includes the expansion of the number of auto storage parking spaces on the site. To allow adequate space for this expansion, the applicant is seeking approval for proposed channel improvements to the existing creek. According to the applicant allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements will also allow a reduction of the existing floodplain and floodway area, which presently encroaches into some of the existing vehicular use areas as constructed. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. Presently there are 236 temporary vehicle parking spaces on the site. The site plan includes the addition of 128 vehicle parking spaces for a total of 335 spaces. With construction of additional parking, the applicant is proposing to channelize Rock Creek between Chenal Parkway and Kanis Road (East) for the purpose of reducing the potential for flooding and to narrow the floodplain and floodway zones to allow more of the applicant's property to be developable. This portion of the creek planned to be improved is bounded by the Chenal Parkway bridge downstream and the Kanis Road bridge upstream. If the project is constructed as preliminarily planned, the new floodway and floodplain zones will be narrower and located at the top of the new creek bank. The applicant has agreed to dedicate the floodway to the City. With the parking expansion, the applicant requests improvements to Chenal Parkway, Wellington Hills Road, and Kanis Road including bridge improvements to meet the Master Street Plan standards continue to be deferred to 2010. (This date was decided by the original approval of the PCD for the property.) N. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z -7622-B The applicant is proposing with the parking expansion to improve Rock Creek from a winding natural, tree lined creek to a linear grass lined channel with 3 to 1 side slopes and a 30 foot wide grassy bottom. The applicant indicates that water velocities will dictate the installation of sub -surface anchoring mats to control the erosion of the side slopes and channel bottom. Rip rap cannot be permanently installed for controlling erosion of the slopes and bottom. The applicant indicates trees not required to be removed by earthwork will remain and be protected with fencing during construction. The grading plan does show a small area along the southeastern portion of the property (east of the new channel not to be disturbed). The applicant indicates earthwork will take about 3 months and desires to begin when all permits are obtained. As mentioned in Public Works comments, staff believes no matter when all permits are obtained work should occur during seasons of low flows. The applicant has provided information from Arkansas Department of Environmental Quality ("ADEQ") showing Rock Creek not to be on the State's list of impaired waterbodies. He acknowledges erosion controls will be installed and the earthwork will occur in a phased approach and vegetation will be established on disturbed areas within 21 days of completion of grading in that area. Prior to beginning construction a grading permit must be obtained from Public Works. The grading permit will be issued when all Federal, State, and City approvals and permits except a building permit have been issued. One of the required approvals is the issuance of a Conditional Letter of Map Revision ("CLOMR") from the Federal Emergency Management Agency ("FEMA") to prove the creek modifications do not increase the base flood elevation of the creek in the area and for compliance with the National Flood Insurance Program. At the completion of the channelization and grades are set a Letter of Map Revision ("LOMR") must be obtained from FEMA based on the as -built conditions. Besides FEMA, approval will also be required from the Little Rock District of the US Army Corps of Engineers pertaining to wetlands and work in the waters of the United States. Proof of that approval will be the issuance of a 404 Permit or a Nationwide Permit. The project must also obtain a storm water permit from ADEQ following review of the projects proposed erosion control systems. Other permits required to be obtained are a Special Flood Hazard Permit, approval of the grading and drainage plans, and the landscape plan by the City. To date, a sketch grading and drainage plan has been submitted to the City with other site plans. From what has been submitted, the proposal does not appear to violate any ordinances or plans Public Works is charged with overseeing. It seems to comply with Storm Water, Flood Prevention, and Land Alteration codes and regulations. 9 May 24, 2007 SUBDIVISION ITEM NO.: 19 .(Cont.) FILE NO.: Z -7622-B The City Parks Department staff notes in the 2001 Master Parks Plan, it is the City's intention to construct internal trails that link to the three outer loop trails proposed around Little Rock. In addition, there are a number of other strategies intrinsic in the plan to create a City in a park. To paraphrase a specific strategy that addresses this project, "Create an interconnected multi -functional open space system that is comprised of parks, greenways, riparian areas and floodplains, streets, sidewalks, and trails to link public and private facilities, provide an ecologically responsible green infrastructure, and preserve the "City in a Park" character. Complying with this strategy allows the owner to become a part of a trail system that contributes to the economy, community and the environment. The economic impact will be created by increases in trail opportunities which are in direct proportion to increases in bike and related equipment sales. Trail development provides alternative life style choices, which are attractive to the "creative class", who as small business owners have demonstrated positive impacts to City economies throughout United States. Building a City that attracts and retains this class provides for an economy that has a higher range in service choices, and enables it to withstand cycles of poor economic performances. The community impact will be through provisions of trails that answer the challenge of obesity and disease in our region. It will encourage social interaction among various socio-economic backgrounds and be the basis for the cultivation of the common good and informed neighborhoods. Trails, with the inherent preservation of natural resources, also provide individuals the psychological benefits of stress relief and attaining higher spiritual levels. Lastly, the environmental impact will be through alternative, cleaner transportation choices, which reduces hydrocarbons, nitrogen oxides and carbon monoxides along with their accompanying adversities of cancer and global warming. With preservation of the stream and riparian areas, the biological diversity will be maintained, which sustains a healthier environment for the human habitat. Preservation of the existing stream flow along with its natural configuration maintains the existing capacities to reduce flooding downstream. It also eliminates the maintenance cost and eventual replacement cost of a channelized stream, and cost of managing steam degradation caused by increases in water velocity and volume. These are but a few of the reasons for working towards a "City in a Park". Staff is not supportive of the applicant's request_ The request includes the placement of 335 parking spaces for vehicle storage. Staff supported the original application as a temporary use or a holding use. Staff feels with the placement of the additional improvements on the site the use is moving away from the original intent of a temporary use and taking on the feel of a permanent use. In K$] May 24, 2007 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-B addition, the proposed expansion area is located within the regulated floodway of the Rock Creek. Typically the City does not consider development request located within the regulatory floodway. Per Little Rock Code of Ordinances Section 13-62 encroachments are prohibited, including fill, new construction, substantial improvements and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge. Typically the Commission has not heard application requests prior to receiving all necessary approvals by the various Federal agencies related to floodway issues. Staff concerns are if the site plan is approved the developers may not be able to construct the proposed development as approved due to potential modifications required by the various Federal Agencies during their review process. Staff feels the applicant should seek all approvals prior to this application moving forward for approval of a revision to the site plan. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had amended the request to limit the request to the channelization of the Rock Creek and removed the request for the allowance for expansion of the parking area on the site. Staff stated the applicant had also reviewed the statements provided by Parks Department and the Audubon Society and had noted the areas available for the Rock Creek Trail connection which would be dedicating to the City. Staff stated the concerns mentioned in Audubon's letter such as the installation of a low flow channel, a meandering stream and ponding areas had been addressed. Staff stated they were now supportive of the request. Staff stated to their knowledge there are no remaining outstanding issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 11 Z -7622 -BB ITEM NU.: NAME: Bale Chevrolet Revised Short -form PCD LOCATION: located on the Southwest corner of Chenal Parkway and Wellington Hills Road Plannin Staff Comments: 1. Provide notification of property owners with the certified abstract list, notice b mailed located within 200 feet of the site, complete form with affidavit executed and proof mailing. The notice must a no later than May 9, 2007. The Office of ust receive the proof of notice no Later than May 16, Planning and Development m 2007. approval of development within the 2. Typically the City does not allow development or floodway.ear the site is becoming 3. The addition of 139 new parkinglstoraspaces as for fivedyeaprs July 2005 to July 2010 more than a temporary use. The approval after which the zoning would revert to C-3. VarianceN aivers: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan d as a minor arterial. A dedication of right-of-way 45 feet from centerline will be req 2. Chenal Parkway is classified on the Master Street lea areqred principal arterial. Dedication of right-of-way to 55 feet from centerline will 3. A 20 -foot radial dedication of right-of-way is required t thend inters Pion of Vellington Hills Road and Kanis Road and Wellington Hills Road 4. With site development, provide the design of streetconforming Parkway and Kanis Road Plan. Construct one-half street improvement to Chenal curb including 5 -foot sidewalk with the planned development.rnimprovementsactofon Chenal must be located 29.5 feet from the centerline of the Kanis R Parkway will be required to match f intersection improvements. onarterialstreets for the 5. Per City Code 30-281, 100 percent initial 15 feet of span length is the responsibility of the abutting ad br desndowner. This g. requirement applies to both Chenal Parkway and royal prior to start of work. 6. Plans of all work in right-of-way shall be submitted Wee k in the right-of-way from Traffic Obtain barricade permit prior to doing any Engineering at (501) 379-1805 (Travis Herbner). and (d} will be required prior 7. A grading permit in accordance with Section 29-186 (c) plans to any land clearing or grading activities a ori the start of onstructivning, and rainage e. Site grad will need to be submitted and approved p On the 8. A Sketch Grading and Drainage Plan will hereauierty and the channelized er Section Screek and plan show the proposed cross section oft property Item # 20 bank. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 13. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 14.The proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to issuance of City permits. 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17.Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 19. Provide a schedule of the work. How long will the project take from start to finish? Work should be conducted in the traditional periods of low flow. 20. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 21. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor are there a limit on the height of cut or fill. 22. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 23. Erosion controls must be installed to reduce discharge of polluted storm water. 24. The earthwork should occur in a phased approach. Disturbed areas should be seeded and vegetation established within 21 days of completion of grading that area. 25. Provide measures and specifications that will be used to prevent erosion and provide reinforcement of the slopes. Riprap rock is not desired to be placed on the slopes. 26. Per Little Rock code, Section 29-127(2) Rock Creek is defined as a major storm easement that is a privately maintained easement designed to carry the 100 -year storm. Only minor storm easements are publicly maintained by code. Per the code, it is the property owner's responsibility to maintain the dedicated major easement but the City does assist in time of need for the interest of public safety. Item # 20 27. Determine if Rock Creek is an ADEQ/EPA impaired waterway and additional requirements since the project discharges into Fourche Creek that is on the impaired list. 28.The Parks Department reports the proposed project adversely affects Little Rock Parks and Recreation plan for extending the Rock Creek Trail westerly. For additional information, please contact Mark Webre, Parks Department, at 371-6853. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the existing drainage structure to be channelized and add additional parking for vehicle storage on site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan and Wellington Hills is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal since it is a Principal Arterial. Item # 20 Bicycle Plan: A Class I bike route is shown along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Natural Environment goal states, "Promote protection of natural areas and systems and urban forestry." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Initially when this site reviewed it was the city's understanding that the parking lot was temporary. It appears this is no longer the case and thus this entire site must fully comply with all of the minimum city ordinance standards. 3. The zoning street buffer ordinance requires an average twenty-four (24) foot wide landscape strip along the western perimeter of the site and in no case less than half. Currently, this site plan reflects paving in this area. 4. The zoning street buffer ordinance requires an average thirty-four (34) foot wide landscape strip along both Kanis Road and along Chenal Parkway. Currently, this site plan is not meeting this minimum requirement. 5. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. Islands should be evenly distributed throughout the sites entirety. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 20