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HomeMy WebLinkAboutZ-7645-A Staff AnalysisFILE NO.: Z - NAME: Chipotle Mexican Grill Short -form PCD LOCATION: Located at 100 South University Avenue DEVELOPER: Chipotle Mexican Grill 1401 Wynkopp, Suite 500 Denver, CO 80202 ENGINEER: Peters and Associates Engineers 5507 Ranch Drive, Suite 205 Little Rock, AR 72223 AREA: 1.24 acres CURRENT ZONING: LLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-3, General Commercial District General Retail PCD PROPOSED USE: Restaurant VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a rezoning from C-3, General Commercial District to PCD, Planned Commercial District, to allow the redevelopment of this site with a Chipotle Mexican Grill restaurant. The property is located within the Mid -town Design Overlay which requires any redevelopment of a property located within the District boundaries to be reviewed through the Planned Development process. The present use, the Baker Building, an office building of approximately 100,000 square feet, will be demolished and a new 2,262 square foot restaurant will be constructed. This new project will require extensive site work to create a design that will be pedestrian friendly, ADA accessible, and still have visibility of FILE NO.: Z -7645-A Cont. the building from the intersection. A dedication of right of way will be provided along both West Markham Street and University Avenue. The proposed building will be 2,262 square feet with a 430 square foot patio. The building will be clad in dark brown brick with charcoal storefront with an integral charcoal canopy. The primary facade will be oriented to the main drive into the site off of University and will face south. The service entry is oriented toward the parking areas rather than a street and the patio is placed facing University Avenue. The restaurant user anticipates most of the daily customers during the lunch hour. There is no drive-through proposed for the building and most of the customers will sit and eat their food on the premises. The site plan includes 61 parking spaces. The adjacent McDonald's legally has the rights to nine (9) spaces and twelve (12) shared spaces. Because both are food uses, both will have "lunch rushes" at the same times. The site plan provides parking for 40 automobiles for Chipotle's use. The site plan does not include the landscape strip between the two properties as typically required by City ordinance. The buffer area was eliminated with the approval of the site plan for McDonald's. The area was recorded as an easement and is legally McDonald's to develop. EXISTING CONDITIONS: The property is located at the intersection of University Avenue and West Markham Street on the southwest corner. There is a four story office building located on the property proposed for redevelopment. South of the site is a newly constructed McDonald's Restaurant and further south is the developing "Park Avenue" mixed use development containing multi -family, retail and restaurant uses. West of the site is a multi -story residential tower and north of the site is Park Plaza Shopping mall. To the east of the site is St. Vincent's Hospital and northeast is a restaurant and the Mid-towne Shopping Center. C. NEIGHBORHOOD COMMENT As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, the Hillcrest Residents Association and the Briarwood Neighborhood Association were notified of the public hearing. The Mid -town Redevelopment District #1 Advisory Board reviewed the request at their December 7, 2012, meeting. The group voted to recommend the project. 2 FILE NO.: Z -7645-A Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is a principal arterial street and Markham Street is a minor arterial street per the Master Street Plan. A sufficient amount of right-of-way should be dedicated to install the required improvements. The new right-of-way line should be located at the back of the new sidewalk. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the University/Markham intersection including 5 -foot sidewalks with the planned development. 3. The driveway apron off University Avenue should be designed and constructed to limit the flow of stormwater into the site from University Avenue. 4. Per the City of Little Rock Land Alteration Regulations Chapter 29-190, the maximum allowed running slope is 3:1. Slopes steeper than 3:1 are required to be constructed with retaining walls. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. The intersection improvement plans have been revised and emailed to Peters and Associates. The revision shows an increase in the right turn median and relocation of the pedestrian crossing. 7. All driveways shall be concrete aprons per City Ordinance. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. 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). 10. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 13. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 9 FILE NO.: Z -7645-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #21, the University Avenue site. Parks and Recreation: No comment received. 4 FILE NO.: Z -7645 -A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow for the construction of a restaurant. The site is within the Midtown Design Overlay District. Master Street Plan: University Avenue is a Principal Arterial and Markham Street is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both University Avenue and Markham Street. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape - 1 . andscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site plan must comply with the Mid -town Design Overlay requirements. 3. The landscape ordinance requires a nine foot (9') wide perimeter landscape strip around the sites entirety., It appears to be deficient along the western property line. A variance from the City Beautiful Commission will be required for any variation from this minimal amount prior to the issuance of a building permit. 4. A small amount of building landscaping will be required. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Interior islands are to be evenly distributed throughout the property. 6. An automatic irrigation system will be required if the site is an acre or more in size. 5 FILE NO.: Z -7645-A (Cont. G. SUBDIVISION COMMITTEE COMMENT: (January 3, 2013) Mr. Ernie Peters of Peters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the development was located within the Mid -town Design Overlay District which had specific development criteria. Staff questioned the proposed construction materials, the percentage of glass and the proposed signage plan. Staff also stated the parking as indicated on the site plan exceeded the parking typically allowed within the Overlay District. Public Works comments were addressed. Staff stated the driveway apron off University Avenue should be designed and constructed to limit the flow of stormwater into the site from University Avenue. Staff stated a grading permit would be required prior to any construction activities on the site. Staff requested Mr. Peters provide a traffic impact study for the proposed project. Staff stated the study should address trip generation and trip distribution for the development and also should take into consideration existing and projected traffic growth. Landscaping comments were addressed. Staff stated the landscape ordinance required a perimeter landscape strip of nine (9) feet around the sites entirety. Staff stated it appeared the western perimeter did not comply with this minimum standard. Staff stated a small amount of building landscaping would be required. Staff stated eight percent (8%) of the on-site paving was to be landscaped with interior landscape islands a minimum of 150 square feet in area and be evenly distributed throughout the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 and cover letter to staff addressing a number of the issues raised at the January 3, 2013, Subdivision Committee meeting. The applicant has provided details concerning the proposed construction materials, the percentage of glass and the proposed signage plan. The applicant has also provided staff with a Traffic Study which is summarized below within this report. The applicant is requesting a variance to allow the western most landscape strip to be less than the nine (9) foot minimum strip typically required by the City's Landscape Ordinance. As noted the site is located within the Mid-towne Design Overlay District. The following table outlines specific development criteria per the Overlay and the applicant's compliance with the typical standards. A FILE NO.: Z -7645-A (Cont. District. For a new development or structure of Not applicable. over 100,000 square feet (excluding structured parking), a mix of uses must be provided. This mix may occur either under the same roof or in adjacent structures as part of a common development. In order to be considered a mix, the new development must either: Devote the majority of its leasable ground floor space to a secondary use i.e. retail in a multi -story office building; or Devote ten percent of the gross leasable area of a single building to the secondary use i.e. residential on the upper levels of a multi -story office, retail or institutional building-, or 7 Midtown Overlay District Applicant's Proposal A planned zoning district process shall The site is a redevelopment therefore, be required for a new development, a PZD application is being requested. redevelopment exceeding 50 percent of the structure's current replacement value based on its configuration at the time of the DOD's adoption, and for expansion of existing developments exceeding 50 percent of the structure's current square footage at the time of the DOD's adoption. Routine repairs, maintenance and interior alterations to accommodate existing, expanding or new tenants within the existing building envelope shall not require compliance with Chapter 36, Article 10 (Midtown Design Overlay District). The proposed planned zoning development shall be reviewed to realize a development plan that is consistent with the purpose and intent of the Midtown Design Overlay District. For a new development or structure of Not applicable. over 100,000 square feet (excluding structured parking), a mix of uses must be provided. This mix may occur either under the same roof or in adjacent structures as part of a common development. In order to be considered a mix, the new development must either: Devote the majority of its leasable ground floor space to a secondary use i.e. retail in a multi -story office building; or Devote ten percent of the gross leasable area of a single building to the secondary use i.e. residential on the upper levels of a multi -story office, retail or institutional building-, or 7 FILE NO.: Z -7645-A (Cont. Devote fifteen percent of the gross leasable area to a secondary use in a separate building constructed and occupied at the same time as the primary structure i.e. a restaurant on a pad adjacent to an office building. The Midtown Design Overlay District requires developments in excess of 200,000 square feet to contain a residential component. The residential may be in the same structure or a separate structure, as long as the separate structure is part of the overall development and the overall development is built simultaneously. For any development constructed in phases, a portion of the secondary uses shall be included in the initial Not applicable. phases. Fagade treatment — for new The West Markham Street facade construction at least 60 percent of the does not contain the 60 percent glass - ground floor level facing internal windows, entry features of displays. pedestrian public circulation areas or streets shall be glass -windows, entry features or displays. The primary facade of a building shall be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. Buildings shall maintain a distinction between upper and lower levels; an elevation greater than 18 feet in height shall contain an architectural treatment, which visually divides the structure into stories. The primary facade of the building is oriented parallel with University Avenue and the store entrance is located along the southern facade. Not applicable. Wall projections or recesses a minimum The building will not contain recesses. of three feet deep and a minimum of 20 According to the applicant the building continuous feet not to extend over 20 is 58 -feet long and does not lend itself percent of the facade shall be required. to meeting the requirement. Arches, display windows, ent areas or E*' FILE NO.: Z-764 awnings shall exist along at least 60 percent of the fagade. Entryway — Primary entrances shall be The primary entrance is oriented to the oriented to the street or to the principal access drive located on South vehicular or pedestrian routes of travel University Avenue. within a development. Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows. All sides of buildings that face abutting public or private rights of way, except alleys, shall feature at least one customer entrance. The front of the building and customer entrance is clearly defined. The West Markham Street fagade does not contain a customer entrance. Elevations - No elevation facing an The West Markham Street side is the arterial or greater street shall be rear of the building. The area is primarily used as a service entry or constructed with no windows or otherwise be treated as the rear of the openings. The service/dumpsters are structures. not located within this area. New construction wider than 100 linear Not applicable. feet shall be visually massed so as to break the structure visually. Rooflines shall be varied with changes Not applicable. in height every 100 linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs, shall be used to conceal flat roofs and roof top equipment. Exterior building materials and colors I The exterior materials are indicated as shall be aesthetically pleasing and brown brick with charcoal accents. compatible with materials and colors used in neighboring developments. Predominant exterior building materials The development is proposed with shall be of high quality materials; such brick. as but not limited to: brick, wood, store, tinted, stucco, EIFS (Exterior Insulation Finish System) concreted masonry 9 FILE NO.: Z -7645-A Cont. units. Facade colors — shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. Predominant exterior building materials Not applicable. shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. Projections (all requirements for a Not applicable. franchise remain in place). Objects shall not project from the building facade over the public right of way except for awnings, signs, and balconies. Awnings shall not project more than five In order to cover the walkways the (5) feet from the building facade and canopy is slightly deeper than five (5) have a minimum clearance of nine (9) feet. feet above pedestrian areas and thirteen (13) feet above vehicular areas. Balconies over the public right-of-way shall have a minimum clearance of nine (9) feet above the sidewalk. One (1) inch of projection is permitted for each additional inch of clearance above eight (8) feet, provided that no such projection shall exceed a distance of four (4) feet. Balconies shall not be supported with posts extending to the sidewalk. Mounting heights for balcony brackets shall conform to minimum clearance standards. Not applicable. Building height — No building hereafter The building is proposed as a single 1 erected or structural altered shall story building 19'-4" high. exceed a height of 60 feet, except as provided below. Structures may have a greater height as follows, and these bonuses may be cumulative: Any structure that is certified by CATA as provide a portion of the structure for mass transit is entitled to add 15 -feet. 10 FILE NO.: Z -7645-A Structures with a mix of uses with the street -level primarily devoted to retail uses and at least 50 percent of these uses having direct access to the street, is entitled to add 25 feet to the structure; alternately a development with an integrated parking facility substantially located within the footprint of the primary structure, is entitled to add 25 feet to the structure. Notwithstanding the foregoing, any structure located north of West Markham Street and east of University shall be limited to a height of 35 feet. Building setbacks from property lines and street rights of way shall be: Front yard setbacks may be zero but will not be more than 20 -feet excepting in those cases where grade changes make such setbacks impractical. Side yard setbacks may be zero except where adjacent to lots containing single-family detached structures. In this case the side yard setback shall be a setback of not less than four (4) feet. The front building setback (South University Avenue) is less than 20 -feet. Not applicable. Rear yard setback may be zero, except Not applicable.. where adjacent to lots containing single-family detached structures. In this case the rear yard setback shall have a setback of not less than 25 -feet. Driveways, Sidewalks and Alleys — Driveways and internal circulation streets must have lanes at least ten feet in width, but not more than 12 feet excepting that width needed for bike lanes or special pedestrian accommodations. The site plan requirement. Intersections of internal drives or Not applicable. streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. 11 complies with this FILE NO.: Z -7645-A (Co Access driveways running parallel with Not applicable. the street shall not create a four-way intersection within 125 feet of the ultimate curb line of the public street. i No more than one curb cut per block The driveways comply. face shall be permitted. Driveways and parking lot entrances -exit shall be combined and where appropriate located in alleys. Sidewalks and Pedestrian walkways — The north/south sidewalk within the All driveways and internal streets shall western portion of the development is have minimum five foot sidewalks on indicated as four (4) feet. both sides located away from the back of curb. All sidewalks fronting buildings with Not applicable, ground floor retail shall be at least 10 feet in width. Protected pedestrian walkways shall be Pedestrian accesses and walkways provided through parking lots. have been provided on the site plan. All developments shall include as part of their site plan pedestrian linkages through parking areas and to adjacent buildings or developments. Alleys — shall not be more than 20 -feet 1 Not applicable. wide unless needed for emergency access. Where an alley runs along a property line, it shall be screened from the adjacent property by a permanent wall of high quality materials compatible with neighboring buildings. All new utilities for developments within Will comply. The existing overhead { the District shall be buried. All new power line along the west property line developments shall underground all is in an existing utility easement and utilities onsite or within adjacent public will remain undisturbed. right of way wherever determined by the utility agency to be feasible. 12 FILE NO,- Z -7645-A [Cont. Trash enclosures shall be located Will comply. in alleys wherever available or in common service areas for multiple developments. In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian. Dumpster screening shall comply with Section 36-523. Parking facilities — wherever feasible, Not applicable. multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities of 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15 of the code or a structure from other vehicular areas and having no more than one vehicular connection to another surface parking area. Surface parking areas should be broken up or distributed around large structures so as to shorten the distance to other buildings and public sidewalks. For corner lots, parking is allowed along the side street frontage. Parking requirements within the District The parking indicated exceeds the shall be 50 percent of that required by typical ordinance standards. Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. Shared parking. As an alternative to The adjacent restaurant and this subsection (f)(2) above, mixed-use restaurant share a number of parking developments may utilize the shared spaces. parking methodologies developed by the Urban Land Institute and published in Shared Parking (Second Edition, 2005) by Mary S. Smith, et al. A project may elect this means of determining the total parking requirement by submitting 13 FILE NO.: Z -7645-A [Cont. a parking demand analysis prepared by a qualified parking or traffic consultant, a licensed architect, city planner, or urban planner or civil engineer. On -street parking. On -street parking on Not applicable. internal streets or circulation routes shall be allowed and may count towards the parking requirement. On - street parking is permitted either parallel, in areas in front of, or adjacent to, retail or commercial entries. Angled street (drive) parking shall not be permitted on streets (drives) that provide the development majority access. Such parking may count towards the overall project parking requirements. No on -street parking shall be allowed on University Avenue or Markham Street. No parking shall be allowed in the front The plan as presented complies with yard setback area. this standard. Parking garage design, — Parking Not applicable. facilities should be designed consistent with the overall project design. Where possible, other uses, residential or commercial should be used to wrap or otherwise block the view of a parking garage. Signage — Signage shall comply with The signage plan for ground signage Article X except as follows — No off-site complies with this standard. advertising signs are permitted. No pole mounted signs are permitted. Building signage on the southern Monument signs are to identify the elevation is located without public development and be limited to 72 street frontage. square feet in area and 6 feet in height for developments greater than one acre. Signage integrated into free-standing vertical structures whose design theme and materials are directly related to the primary development may be submitted for approval under the PZD process if located along University 14 FILE NO.: Z -7645-A (Cont, southerly of Lee. No single elevation or] face of such a structure shall be more Not applicable. than 400 square feet. No street buffer or landscaping is �A minimum landscape strip of nine (9) required along streets classified less feet will be provided along West than an arterial. When the structure is Markham Street and South University not built to the property line, Avenue to comply with the City's landscaping is required in the area Landscape Ordinance. between the building and property line The plan as presented will comply with up to that required in Chapter' 15 of this minimum standard. the Code. The plan as presented will comply with 3 -inch caliper and shall be 2 feet off the Not applicable. Land use buffers shall only be provided where single-family and duplex use or canopy shall be maintained with an 8 zoning is the abutting use. In those foot clearance. A four foot planter strip cases where a land use buffer is shall be maintained. required, buffers shall be the same as those for multi -family uses in Section 36-522(b) (1). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered. Common use areas and plazas shall be Not applicable. a minimum of 300 square feet for 30,000 square foot structures. For each additional 5,000 square feet or portion thereof, a minimum of an additional 50 square feet of plaza area is required. Surface parking lots shall meet all The plan as presented will comply with current landscape requirements. this minimum standard. Street trees shall be a minimum of The plan as presented will comply with 3 -inch caliper and shall be 2 feet off the this minimum standard. back of curb, 30 feet on center. The canopy shall be maintained with an 8 foot clearance. A four foot planter strip shall be maintained. Common use areas and plazas shall Not applicable. be maintained by a common authority. Attempts shall be made to maintain 15 FILE NO.: Z -7645-A Cont. vegetation, trees, bushes, in undisturbed conditions to serve the aesthetic, recreational and ecological needs of the district. Trees planted in these areas shall be a minimum of two inches in caliper and ten feet in height. Trees greater than 14 inches in diameter, measured at 4 1/2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50 feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. Lighting shall conform to the design overlay district standards. The intent is to prevent light from commercial developments from excessively illuminating the property in question, other properties or the night sky. Only light fixtures which are categorized as full cut-off fixtures shall be permitted. The use of fully shielded floodlights are permitted but not encouraged. The ordinance provides for the following specific standards for lighting intensity based upon the activities performed involved. Values are presented in allowable foot candles (fc) maintained (measured horizontally) at grade and are to be averaged throughout the site to avoid hot spots, i.e. areas of extreme light intensity relative to the remainder of the site: Pedestrian areas/sidewalks Minimum 0.2 fc Maximum 1.0 fc Building entries Minimum 1.0 fc Maximum 10.0 fc Street lighting Minimum 0.2 fc Maximum 1.0 fc 16 Not applicable. The plan as presented will comply with this minimum standard. The plan as presented will comply with this minimum standard. FILE NO.: Z -7645-A (Cont. Parking area Minimum 2.0 fc Maximum 4.0 fc Playgrounds Maximum 5.0 fc Sports grounds Maximum 20.2 fc Site perimeter Maximum 0.5 fc i Gas station canopies shall be illuminated at a maximum luminance of thirty (30) fc and individual fixtures shall be flush mounted or have the canopy edge below the lowest light -emitting point on the fixtures. All existing gas station canopies that exceed this standard shall be made compliant within seven (7) years of the date of adoption of this article. Up lighting may be used to illuminate a building, landscaping element or architectural feature, provided the lighting design has a maximum luminance of twelve (12) fc, measured in a vertical plane. Down lighting is preferred. The plan as presented will comply with this minimum standard. The plan as presented will comply with this minimum standard. A lighting plan shall be submitted for The plan as staff review and approval prior to this minimu issuance of building permits. The plan shall contain the following information: An area lighting plan, drawn to scale, indicating all structures, parking lots, building entrances, vehicular and pedestrian traffic areas, vegetation that may interfere with lighting, and adjacent land uses that may be adversely impacted by the lighting. The plan shall contain a layout of all proposed fixtures by location, orientation, aiming direction, mounting height and type. 17 presented will comply with m standard. FILE NO.: Z -7645-A (Cont. The submission shall include, in addition to proposed area lighting, all other exterior lighting, e.g., architectural, building entrance, landscape, flagpole, sign, etc. A ten -foot by ten -foot luminance grid (point -by -point) of maintained foot- candles overlaid on the site plan plotted out to 0.0 foot-candles, which demonstrates compliance with' light intensity standards. Property, if for any reason, that cannot The request is to rezone the site from be developed without violating the C-3, General Commercial District to standards of this article shall be PCD as required by the Overlay. reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. There are two (2) significant variations from the DOD; the parking and the western landscape strip. The site plan as presented by the applicant indicates the placement of 40 parking spaces to serve Chipotle and 12 spared parking spaces with McDonald's. For a restaurant development of this square footage, including the patio area, a total of twenty-six (26) parking spaces would typically be required per the Zoning Ordinance. Based on the Overlay the maximum parking allowed is fifty percent (50%) of that required by the Zoning Ordinance or in this case a maximum of thirteen (13) spaces. According to the applicant parking is critical to the success of the site. Because of the use of the building and most of the customer traffic is expected during the lunch hour, the parking has been reviewed carefully and comparisons have been made with this user's other location within the City. According to the applicant this use does not have a drive-through window which means most customers will remain on-site to eat their food. The applicant states it is expected the adjacent McDonald's restaurant and the Chipotle will both have lunch rushes at the same time. According to the applicant it is reasonable to assume all parking will be shared between the two (2) businesses. The western landscape strip does not meet the nine (9) foot minimum required by the City's Landscape Ordinance. According to the applicant this buffer cannot be maintained on the west property line and provide a useful number of parking 18 FILE NO.: Z -7645-A (Cont. stalls to support the development of a restaurant. Within this area McDonald's eliminated the landscape strip as a part of the approved plan for the redevelopment of their site. The applicant has indicated even though these spaces are located within their ownership the parking stalls are legally McDonald's and no modifications can be made without their approval. The request is to maintain the landscape strip along the western perimeter as approved for the McDonald's site. The following is the Traffic Analysis prepared by Peters and Associates dated January 7, 2013. Staff has not included all the graphs and tables within the Traffic Study. Peters & Associates Engineers, Inc. conducted a traffic impact study for a proposed Chipotle Mexican Grill restaurant to be located on the south side of West Markham Street and on the west side of University Avenue in Little Rock, Arkansas. The proposed restaurant will replace the existing approximate 50,000 square feet Baker Office Building. Access to the proposed site is via two existing access drives that currently serve the existing office building and a recently opened restaurant (McDonald's). The existing north access drive (North Access Drive) intersects West Markham Street approximately 280 feet west of University Avenue. The east existing access drive (East Access Drive) intersects University Avenue approximately 150 feet south of West Markham Street and serves right- in/right-out vehicle movements only. The east access drive is proposed to be improved as a part of this development. Existing AM, noon and PM vehicle turning movement count data were gathered for the following intersections in the immediate vicinity of the proposed site before the McDonald's restaurant opened: ■ West Markham Street and University Avenue • West Markham Street and North Access Drive • University Avenue and East Access Drive. West Markham Street, at the North Access Drive Oust west of University Avenue), was recently widened from a four -lane roadway to a five -lane roadway as a part of the recently constructed McDonald's project. Projected traffic volumes for the recently completed McDonald's restaurant development were calculated. These projected McDonald's restaurant volumes were added to the existing AM, noon and PM peak hours traffic volumes (includes the Baker Building generated traffic), which resulted in projected traffic volumes with the existing Baker Building and the recently constructed McDonald's restaurant. Projected traffic volumes for the proposed Chipotle Mexican Grill restaurant development were calculated. These projected Chipotle Mexican Grill restaurant site -generated volumes were added to the existing noon and PM peak hours 19 FILE NO.: Z -7645-A (Cont. traffic volumes (less the Baker Building generated traffic), which resulted in total projected traffic volumes with development of the proposed Chipotle Mexican Grill restaurant to replace the Baker Building. Findings of this study are summarized as follows: • The difference in net new vehicle trips with removal of the existing Baker Building and the proposed Chipotle Mexican Grill restaurant is approximately 85 fewer net vehicle trips (combined in and out) estimated during the traffic conditions of the AM peak hour (the proposed Chipotle Mexican Grill restaurant is not open during this time), approximately 39 net additional vehicle trips are estimated during the traffic conditions of the noon peak hour and approximately 14 fewer net new vehicle trips are estimated during the traffic conditions of the PM peak hour. • Capacity and LOS analysis was performed for projected traffic conditions for the noon and PM peak hours for the study intersections. All vehicle movements for the these projected traffic conditions at the study intersections are expected to operate at what calculates as an acceptable LOS "D" or better for the noon and PM peak hours except for the following: o The northbound left -turn vehicle movement on University Avenue at West Markham Street during the PM peak hour (LOS "E"). The overall intersection operation operates at an acceptable LOS "D" during the PM peak hour. o The northbound left -turn vehicle movement from North Access Drive at West Markham Street during the noon and PM peak hours (LOS "F"). These conditions relate to on-site delay for left -turn egress vehicles competing with the much higher volume on West Markham Street this condition is expected to occur for only a short time during the PM peak hour. Vehicle queuing in this lane is only approximately 51 feet during the noon peak hour and 31 feet during the PM peak hour. • It is expected that no intersection vehicle queues will exceed the available vehicle storage except for the dual northbound left -turn lanes. Available storage is approximately 200 feet per lane and the calculated 95th percentile queue length is expected to be 209 feet during the PM peak hour (only 138 feet during the noon peak hour). • Projected average control delay (seconds per vehicle) and intersection capacity utilization are found to be acceptable for all of the study intersections. 20 FILE NO.: Z -7645-A Cont. This is a report of methodology and findings relating to a traffic engineering study undertaken to: • Ascertain projected traffic operating conditions at the intersection of University Avenue and West Markham Street and site access drives intersections. • Determine projected traffic volumes entering and exiting the proposed development at the adjacent study intersection of University Avenue and West Markham Street and the access drive intersections proposed to serve the site along University Avenue and along West Markham Street. • Identify the effects on traffic operations resulting from existing traffic in combination with site -generated traffic associated with the development of the new Chipotle Mexican Grill and removal of the existing Baker Building. • Evaluate proposed access to the site and make recommendations for mitigative improvements which may be necessary and appropriate to ensure minimum impact and acceptable traffic operations. In the following sections of this report there are presented traffic data, study methods and findings of this traffic engineering investigation. The traffic engineering study is technical in nature. Certain data and calculations relative to traffic operational analysis are referenced in the report. The location of the site is within the City of Little Rock in Pulaski County, Arkansas. The site is located in the southwest quadrant of West Markham Street and University Avenue. The site shares access with a recently constructed McDonald's restaurant located immediately to the south. Access to the proposed restaurant site is via two existing access drives that currently serve an existing five -story office building (to be replaced by the proposed Chipotle Mexican Grill restaurant development) and a recently constructed McDonald's restaurant. The existing north access drive (North Access Drive) intersects West Markham Street approximately 280 feet west of University Avenue and is a fully -directional access drive. The east existing access drive (East Access Drive) intersects University Avenue approximately 150 feet south of West Markham Street and serves right-in/right-out vehicle movements only. As a part of this development, the East Access Drive is proposed to be improved. The site development plan calls for the construction of a Chipotle Mexican Grill restaurant, plus associated parking and landscaping. The square footage of the new restaurant is approximately 2,262 square feet. The site plan shows the planned building location and the approximate location of the access drives, parking and other planned facilities. The existing approximate 50,000 square -foot Baker Building will be removed with the new development as proposed. 21 FILE NO.: Z -7645-A (Cont. Existing AM, noon and PM vehicle turning movement count data were gathered for the following intersections in the immediate vicinity of the proposed site before the McDonald's Restaurant was opened: • West Markham Street and University Avenue • West Markham Street and North Access Drive • University Avenue and East Access Drive. The AM, noon and PM peak hour turning movement count data at these intersections are summarized in detail within the Traffic Study. The Trip Generation, an Informational Report (8th Edition), 2008, published by the Institute of Transportation Engineers (ITE) and The Trip Generation Software (Version 6 by Microtrans), were researched in calculating the magnitude of traffic volumes expected to be generated by the proposed land use of this Chipotle Mexican Grill restaurant development. These are typically reliable sources for this information and are universally used in the traffic engineering profession. Using the selected trip generation rates, calculations were made as a part of this study to provide a reliable estimate of traffic volumes that can be expected to be associated with the development as proposed. Applying the appropriate trip -generation rates to the land uses for this development makes these calculations. Results of these calculation are summarized on Table 1, "Trip -Generation Summary of Differences of Existing Baker Building Use and Proposed Chipotle Mexican Grill Use." Baker Building generated traffic volumes are derived from actual counts made by this consultant during the peak hours. The difference in net new vehicle trips of the existing Baker Building and the proposed Chipotle Mexican Grill restaurant is approximately 85 fewer net vehicle trips (combined in and out) estimated during the traffic conditions of the AM peak hour (the proposed Chipotle Mexican Grill restaurant is not open during this time), approximately 39 net additional vehicle trips are estimated during the traffic conditions of the noon peak hour and approximately 14 fewer net new vehicle trips are estimated during the traffic conditions of the PM peak hour. Chipotle Mexican Grill restaurant traffic will contribute to the adjacent street traffic conditions during the on -street noon and PM peak traffic hours. Accordingly, the noon and PM peak traffic periods of the adjacent streets are the traffic operating conditions which have warranted primary traffic analysis as a part of this study. Since the proposed restaurant will not be open in the AM peak hour, this condition was not included in the analysis of this report. 22 FILE NO.: Z -7645-A (Cont. TOTAL NET NEW TRIPS (Proposed Use • Exis t ing Use) IIIIIEWPM ' 1 -54 -311B 21 5 -19 TOTAL NET NEW TRIPS FOR DEVELOPMENT ENTERING + EXITING Table 1 — Trip -Generation Summary of Differences of Existing Baker Building Use and Proposed Chipotle Mexican Grill Use Once projected traffic was estimated for the site as planned, directional distributions were made to reflect the percent of anticipated left and right -turns at the study intersections. Generally, the "capacity" of a street is a measure of its ability to accommodate a certain magnitude of moving vehicles. It is a rate as opposed to a quantity, measured in terms of vehicles per hour. More specifically, street capacity refers to the maximum number of vehicles that a street element (e.g. an intersection) can be expected to accommodate in a given time period under the prevailing roadway and traffic conditions. Traffic operational analysis for the study intersections were evaluated based on the methodologies outlined in the Highway Capacity Manual, 2010 Edition, published by the Transportation Research Board. The operating conditions at an intersection are graded by the "level of service" experienced by drivers. Level of service (LOS) describes the quality of traffic operating conditions and is rated from "A" to "F". LOS "A" represents the most desirable condition with free flow movement of traffic with minimal delays. LOS "F" generally indicates severely congested conditions with excessive delays to motorists. Intermediate grades of B, C, D, and E reflect incremental increases in the average delay per stopped vehicle. Delay is measured in seconds per vehicle. The table below shows the upper limit of delay associated with each level of service for signalized and un -signalized intersections. Intersection Level of Service Delay Thresholds Level of Service (LOS) Signalized Un -Signalized A < 10 Seconds 24-HOUR TWO-WAY APPROXIMATE 711•Y VIOLUMLAN1 B 1 1 USE SQUAREFEET CODE1 7 7' �1 7' ii 7• i1 MG -To BeRtmomie Eakei Building I Ai tualCounts 706005+1. Ft. ?]G 551 Si 31 TOTAL ENTERING +EXITING ActUfil�UllIlt$ 42 37 ACtllal�AllIIt$ 253 PLiA7�fDTrgs_n Chiputle Mexican Grill Not eu 2,262 Sq. Ft. 933 1,620 0 0 TOTAL ENTERING + EXITING F? 7r -Geo 60 56 IIEiriCen 30 29 TOTAL NET NEW TRIPS (Proposed Use • Exis t ing Use) IIIIIEWPM ' 1 -54 -311B 21 5 -19 TOTAL NET NEW TRIPS FOR DEVELOPMENT ENTERING + EXITING Table 1 — Trip -Generation Summary of Differences of Existing Baker Building Use and Proposed Chipotle Mexican Grill Use Once projected traffic was estimated for the site as planned, directional distributions were made to reflect the percent of anticipated left and right -turns at the study intersections. Generally, the "capacity" of a street is a measure of its ability to accommodate a certain magnitude of moving vehicles. It is a rate as opposed to a quantity, measured in terms of vehicles per hour. More specifically, street capacity refers to the maximum number of vehicles that a street element (e.g. an intersection) can be expected to accommodate in a given time period under the prevailing roadway and traffic conditions. Traffic operational analysis for the study intersections were evaluated based on the methodologies outlined in the Highway Capacity Manual, 2010 Edition, published by the Transportation Research Board. The operating conditions at an intersection are graded by the "level of service" experienced by drivers. Level of service (LOS) describes the quality of traffic operating conditions and is rated from "A" to "F". LOS "A" represents the most desirable condition with free flow movement of traffic with minimal delays. LOS "F" generally indicates severely congested conditions with excessive delays to motorists. Intermediate grades of B, C, D, and E reflect incremental increases in the average delay per stopped vehicle. Delay is measured in seconds per vehicle. The table below shows the upper limit of delay associated with each level of service for signalized and un -signalized intersections. Intersection Level of Service Delay Thresholds Level of Service (LOS) Signalized Un -Signalized A < 10 Seconds < 10 Seconds B < 20 Seconds < 15 Seconds C < 35 Seconds < 25 Seconds 23 FILE NO.: Z -7645-A (Cont. D < 55 Seconds < 35 Seconds E < 80 Seconds < 50 Seconds F _> 80 Seconds >_ 50 Seconds The LOS rating deemed acceptable varies by community, facility type and traffic control device. LOS "D" is the desirable goal for movements at un -signalized intersections that must yield to other movements; however, a LOS "E" or "F" is often accepted for low to moderate traffic volumes where the installation of a traffic signal is not warranted by the conditions at the intersection or the location is deemed undesirable for signalization for other reasons. Other reasons may include the close proximity of an existing traffic signal or the presence of a convenient alternative route. For signalized intersections, level of service and average delay relate to all vehicles using the intersection. LOS "D" is the typical desirable standard for signalized intersections. All study intersections were evaluated using the Synchro analysis software package based on Highway Capacity Manual methods. This computer program has been proven to be reliable when used to analyze capacity and levels of traffic service under various operating conditions. Detailed results for all capacity calculations are included in the Appendix. The adjacent street weekday noon and PM peak traffic periods were used for these calculations. Factors included in the analysis are as follows: • Existing traffic volumes. • Directional distribution of projected traffic volumes. • Existing intersection geometry (including elements such as turn lanes, curb radii, etc.). • Existing background traffic volumes (less the existing Baker Building) and projected site -generated volumes (associated with the proposed Chipotle Mexican Grill restaurant) for projected traffic conditions. • Existing traffic control. CAPACITY ANALYSIS Level of Service Analysis Results Proiected Traffic Conditions Capacity and LOS analysis was performed for projected traffic conditions for the noon and PM peak hours for the following intersections: • West Markham Street and University Avenue • West Markham Street and North Access Drive • University Avenue and East Access Drive. 24 FILE NO.: Z -7645-A (Cont. Traffic volumes used for these projected traffic conditions are shown on Figure 8, "Projected Traffic Volumes — AM and PM Peak Hours," and Figure 8A, "Projected Traffic Volumes - Noon Peak Hour." The operating conditions projected to exist at the study intersections are summarized in Table 2, "Level of Service Summary - Projected Traffic Conditions." Markham Street and Un'nersiry AvenueM Sr1%A ans kliddl am 51r"l and Nor h Pcae5S Dnvt SAf SGN UnivetsOy Avenue and East Access Dnv phi SCaPI c Na 02 d6.d°k T Table 2 - Level of Service Summary - Projected Traffic Conditions 1 As indicated in Table 2, all vehicle movements for the projected traffic conditions at the study intersections are expected to operate at what calculates as an acceptable LOS "D" or better for the noon and PM peak hours except for the following: o The northbound left -turn vehicle movement on University Avenue at West Markham Street during the PM peak hour (LOS "E"). The overall intersection operation operates at an acceptable LOS "D" during the PM peak hour. o The northbound left -turn vehicle movement from North Access Drive at West Markham Street during the noon and PM peak hours (LOS "F"). These conditions relate to on-site delay for left -turn egress vehicles competing with the much higher volume on West Markham Street this condition is expected to occur for only a short -time during the PM peak hour. Vehicle queuing in this lane is only approximately 51 feet during the noon peak hour and 31 feet during the PM peak hour. The calculated 95th percentile vehicle queue lengths for these projected traffic conditions do not exceed the existing and/or proposed available storage lane lengths during the noon and PM peak hours at the study intersections except for the dual northbound left -turn lanes. Available storage is approximately 200 feet per lane and the calculated 95th percentile queue length is expected to be 209 feet during the PM peak hour (only 138 feet during the noon peak hour). The 95th percentile queue lengths are depicted in the detailed capacity and LOS analysis included in the Appendix of this report. Additionally, projected average control delay (seconds per vehicle) and intersection capacity utilization are found to be acceptable for all of the study intersections. 25 FILE NO.: Z -7645-A (Cont. Findings of this study are summarized as follows: • The difference in net new vehicle trips with removal of the existing Baker Building and the proposed Chipotle Mexican Grill restaurant is approximately 85 fewer net vehicle trips (combined in and out) estimated during the traffic conditions of the AM peak hour (the proposed Chipotle Mexican Grill restaurant is not open during this time), approximately 39 net additional vehicle trips are estimated during the traffic conditions of the noon peak hour and approximately 14 fewer net new vehicle trips are estimated during the traffic conditions of the PM peak hour. • Capacity and LOS analysis was performed for projected traffic conditions for the noon and PM peak hours for the study intersections. All vehicle movements for the these projected traffic conditions at the study intersections are expected to operate at what calculates as an acceptable LOS "D" or better for the noon and PM peak hours except for the following: o The northbound left -turn vehicle movement on University Avenue at West Markham Street during the PM peak hour (LOS "E"). The overall intersection operation operates at an acceptable LOS "D" during the PM peak hour. o The northbound left -turn vehicle movement from North Access Drive at West Markham Street during the noon and PM peak hours (LOS "F"). These conditions relate to on-site delay for left turn egress vehicles competing with the much higher volume on West Markham Street this condition is expected to occur for only a short - time during the PM peak hour. Vehicle queuing in this lane is only approximately 51 feet during the noon peak hour and 31 feet during the PM peak hour. • It is expected that no intersection vehicle queues will exceed the available vehicle storage except for the dual northbound left -turn lanes. Available storage is approximately 200 feet per lane and the calculated 95th percentile queue length is expected to be 209 feet during the PM peak hour (only 138 feet during the noon peak hour). • Projected average control delay (seconds per vehicle) and intersection capacity utilization are found to be acceptable for all of the study intersections. Staff has reviewed the provided traffic study and feels that traffic will not be further impacted by the removal of the 50,000 square foot office building and the replaced by a 2,262 square foot sit-down restaurant. The restaurant is not proposed to be constructed with a drive through pick-up window. The restaurant is not open during the peak AM hour. The difference in net new vehicle trips of the existing Baker Building and the proposed Chipotle Mexican Grill restaurant is 26 FILE NO.: Z -7645-A Cont. approximately 85 fewer net vehicle trips (combined in and out) estimated during the traffic conditions of the AM peak hour (the proposed Chipotle Mexican Grill restaurant is not open during this time), approximately 39 net additional vehicle trips are estimated during the traffic conditions of the noon peak hour and approximately 14 fewer net new vehicle trips are estimated during the traffic conditions of the PM peak hour. The capacity and LOS analysis was performed for the projected traffic conditions for the noon and PM peak hours for the West Markham Street and University Avenue, the West Markham Street and North Access Drive and the University Avenue and East Access Drive. All vehicle movements for the projected traffic conditions at the study intersections are expected to operate at what calculates as an acceptable LOS "D" or better for the noon and PM peak hours except for the northbound left -turn vehicle movement on University Avenue at West Markham Street during the PM peak hour which is at LOS "E". The northbound left -turn vehicle movement from North Access Drive at West Markham Street during the noon and PM peak hours is at LOS "F". Vehicle queuing in this lane is only approximately 51 feet during the noon peak hour and 31 feet during the PM peak hour. The projected traffic conditions do not exceed the existing and/or proposed available storage lane lengths during the noon and PM peak hours at the study intersections except for the dual northbound left -turn lanes. Available storage is approximately 200 feet per lane and the calculated 95th percentile queue length is expected to be 209 feet during the PM peak hour (only 138 feet during the noon peak hour). Although there are variations from the typical standards of the Mid -town DOD, staff is supportive of the request. Staff feels the developers have done a good job in meeting the intent of the Overlay District. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment of the site with a restaurant is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 24, 2013) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. 27 ITEM NO.: 3 NAME: Chipotle Mexican Grill Short -form PCD LOCATION: located at 100 South University Avenue Pla n ning_StafF_ Comments: Z -7545-A 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than January 9, 2013. The Office of Planning and Development must receive the proof of notice no later than January 18, 2013. 2. The property is located within the Mid -town DOD — the following items need to be clarified to ensure compliance/variation from the DOD: a. There does not appear to be a minimum of 60% glass on the ground floor level facing West Markham Street. b. Wall projections or recesses a minimum of three feet (3') deep and a minimum of 20 continuous feet not to extended over 20% of the fagade shall be required. It does not appear this is being met. c. The does not appear to be a primary entrance on West Markham Street. Per the DOD all sides of buildings that face abutting public or private rights of way, except alley, shall feature at least one customer entrance. d. Provide the construction materials for the building. The ordinance states the materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. Materials have been noted — brown brick, charcoal canopy. e. Identify the proposed color pallet for building. The DOD states the fagade colors are to be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. Provided. f. Awnings shall not project more than five feet (5') from the building fagade and have a minimum clearance of nine feet (9') above the pedestrian areas and thirteen feet (13') above vehicular use area. It appears this is being met. g. The maximum building height allowed per the DOD without bonuses is 60 - feet. Building height is defined by the zoning ordinance to mean the vertical distance as measured through the central axis of the building from the elevation of the lowest finished floor level to the highest point of ceiling of the top story in the case of a flat roof; to the deck line of a mansard roof; and to the mean height level between the eaves and ridge of a gable, hip or a gambrel roof. This definition shall not be deemed to include church steeples, bell towers, antennas, chimneys, or other similar structural embellishment. h. The building set backs are defined in the DOD. The front setback is to be between 0 -feet and 20 -feet. The front setback along University Avenue appears to comply with this standard. i. Driveways and internal circulation streets must have lanes at least ten feet (10') in width, but not more than 12 -feet excepting that width needed for bike Item # 3. lanes or special pedestrian accommodations. The entrance drive from University Avenue is 13 -feet. j. Intersections of internal drives or streets will be minimally controlled by stop signs, and will feature special crossway paving or treatment surfaces. Note on the site plan the locations for pedestrian access within the front parking area across the entrance drive: k. All driveways and internal streets shall have a minimum five foot (5') sidewalk on both sides located away from the back of curb. It appears the site plan accommodates this requirement. I. Protected pedestrian walkways — All developments shall include as part of their site plan pedestrian linkage through parking areas and to adjacent buildings or developments. Pedestrian access is not indicated on the site plan. m. Provide a note on the site plan indicating if all utilities will be located underground. If above ground note the areas which utilities will remain overhead. n. Screening of the dumpster and service areas will be required as per Section 36-523 of the Municipal Code. o. Signage per the DOD is limited to ground signage a maximum of six feet in height and 72 square feet in area. The ground sign located on the plan does not include dimensions. Building signage is to comply with the typical standards of the sign ordinance. The plan indicates the placement of a wall sign on the southern fagade which is located without public street frontage. p. Parking requirements within the DOD shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. The parking indicated is 43 spaces and 12 shared spaces with McDonald's. For a restaurant development a total of 26 spaces would typically be allowed and per the DOD '/z or 13 spaces. q. Per the DOD no parking shall be allowed in the front yard setback area. r. Landscaping is required since the structure is not built to the property line. The minimum perimeter landscape strip around the sites entirety is 9 -feet. s. The DOD states trees greater than 14 -inches in diameter, measured at 4 '/2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50 -feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. Not applicable. t. All lighting is to comply with the minimum DOD standards. Variance/Waivers: None requested. Public Works Conditions: 1. University Avenue is a principal arterial street and Markham Street is a minor arterial street per the Master Street Plan. A sufficient amount of right-of-way should be dedicated to install the required improvements. The new right-of-way line should be located at the back of the new sidewalk. 2. With site development, provide the design of street conforming to the Master Item # 3. Street Plan. Construct one-half street improvements to the University/Markham intersection including 5 -foot sidewalks with the planned development. 3. The driveway apron off University Avenue should be designed and constructed to limit the flow of stormwater into the site from University Avenue. 4. Per the City of Little Rock Land Alteration Regulations Chapter. 29-190, the maximum allowed running slope is 3:1. Slopes steeper than 3:1 are required to be constructed with retaining walls. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. The intersection improvement plans have been revised and emailed to Peters and Associates. The revision shows an increase in the right turn median and relocation of the pedestrian crossing. 7. All driveways shall be concrete aprons per City Ordinance. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. 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). 10.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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 13. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and Item # 3. location of the water meter. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #21, the University Avenue site. Parks and Recreation: No comment received Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow for the construction of a restaurant. The site is within the Midtown Design Overlay District. Master Street Plan: University Avenue is a Principal Arterial and Markham Street is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both University Avenue and Markham Street. These streets may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site plan must comply with all Mid -town Design Overlay requirements. Item # 3. 3. The landscape ordinance requires a nine foot (9') wide perimeter landscape strip around the sites entirety. It appears to be deficient along the western property line. A variance from the City Beautiful Commission will be required for any variation from this minimal amount prior to the issuance of a building permit. 4. A small amount of building landscaping will be required. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Interior islands are to be evenly distributed throughout the property. 6. An automatic irrigation system will be required if the site is an acre or more in size. Revised platiplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, January 9, 2013. Item # 3.