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HomeMy WebLinkAboutZ-7919-D Staff AnalysisAugust 22, 2013 ITEM NO.: 10 FILE NO.: Z -7919-D NAME: Rock City Marina and Yacht Club Long -form PCD LOCATION: Located North of 3rd Street and East of Bond Street r)EVELOPER: JAPB, LLC John Burkhalter Managing Member 26 Collins Industrial North Little Rock, AR 72113 ENGINEER: The Holloway Firm 200 Cassey Drive Maumelle, AR 72113 AREA: 16.13 acres NUMBER OF LOTS: 3 FT. NEW STREET: 490 LF CURRENT ZONING: PCD ALLOWED USES: Mixed Use Development - Marina- Condominium PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use Development - Marina- Multi -family — City Park VARIANCES/WAIVERS REQUESTED: A waiver of the required stormwater detention ordinance requirements. BACKGROUND: Ordinance No. 19,425 adopted by the Little Rock Board of Directors on November 1, 2005, rezoned the site from R-4, Two-family District to PCD. The applicant proposed to construct a mixed used development containing apartments, commercial, a marina and a public boat launch ramp. The apartments would occupy 4.5 acres; the restaurant, public launch ramp, and marina, 5.0 acres; the retail facility 1.5 acres; and the surface parking areas would occupy 1.67 acres. August 22, 2013 SUBDIVISION ITEM NO.: 10 lCont.l FILE NO.: Z -7919-D The approved site plan included 206 -covered slips for both public and private access for dockage, storage and launching. The applicant indicated amenities including a ship's store, fueling facility, pubic launch ramp and boardwalk. There were uncovered slips and transient moorage that would support 336 boats. Ordinance No. 19,876 adopted by the Little Rock Board of Directors on December 4, 2007, allowed a revision to the originally established PCD. The project consisted of a condominium/marina project developed in four phases. The initial phase was to begin in 2008 with completion of the project in 2014. The Master Plan for the site indicated two developments planned for the site. The condominium development and the marina, each stand independently. The condominium development consisted of 268 residential units, 250 residential storage units and 700 parking spaces. The marina development consisted of 13 docks which contain 450 watercraft slips. The area of development is located north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. Two (2) boat basins were to be built for the marina development. Boat basin Numbers 1 and 2 would have a manmade floating wave break protecting the harbor from wave entry and river debris. The marina development was to be a full service facility that included: marine fuel, transient boat dockage, a neighborhood market complete with grocery, tackle, bait, hardware, laundry and shower facilities, full service restaurant, fishing pier and public walking promenades. The approval allowed for the developer to develop the City owned property adjacent to the west which included a public boat launch ramp, park and playground area and the river trail system with both bike and pedestrian access. On September 23, 2010, the Little Rock Planning Commission approved a two (2) year time extension for submission of the final development plan. On July 14, 2011, the Little Rock Planning Commission review and provided a recommendation of approval to allow revisions to the previously approved site plan to allow modifications to building placement and parking within the development. The Commission recommended prior to the item being forwarded to the Board of Directors the applicant secure several approvals including approval from the Levee District, the Corp of Engineers and The City of Little Rock. The applicant failed to provide the responses to staff. The item was not forwarded to the Board of Directors for final action. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project is located at the end of East 2nd Street in Little Rock, Arkansas. The Marina/Apartment Project will consist of four phases of construction with the initial phase projected to start in 2013 with the final phase completed by 2016. The project will create a unique community where people can live, work, shop and play all in one place. 2 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont_l _ FILE NO.: Z -7919-D There are four different aspects of the development planned for this site; the marina, restaurant, City Park, and the apartment/clubhouse/pool complex. There will be a floating restaurant with a ships store for commercial sales which will also offer the sale of beer, wine and alcohol, vendor booths, bathrooms and shower facilities and reserved covered parking. There are also vendor booths located within the City park area. The apartment development consists of 192 residential units and a clubhouse/pool office. The development site lies south of the floodway line on the property where the existing elevation is approximately 252.0. The clubhouse/pool office will be used for the marketing, selling, leasing, construction, and maintenance of the Apartment Development and will also be used for management of the development after the buildings are completed. There will also be a swimming/pool located at the clubhouse/pool office site. The development will feature upscale apartment buildings. The Marina development consists of 11 docks which contain approximately 427 watercraft slips. The development lies north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. The Marina development will be a full service facility that includes: a floating full service restaurant, marine fueling facility, transient boat dockage, a boat travel lift system, fishing pier, and public walking promenades. Covered and uncovered boat slips will be provided for boats ranging in size from personal water crafts to yachts of 130 -feet in length. Shore service for the boat slips will include dockside lighting, cable/internet, potable water, outlets for single and three phase electricity, slip -side sanitary sewer pump out stations and boat cleaning. The floodway property will include pavement for unloading and parking. The Owner of the Marina -Apartment project has discussed with the City of Little Rock staff the concept of creating a City Park on the property with the strong possibility of including a public boat launch ramp. Extending the River Trail System, along this project has also been discussed with the City's Parks Department. The request includes a variance to allow advanced grading of the site including installation of the seawall, permission to install fencing and a temporary guard shack, allowance for parking in the floodway, and a sign variance. The request includes a monument sign for the Rock City Yacht Club to be a monument sign 8 -feet by 20 -feet. The request also includes signage identifying the City Park, a sign identifying the residences at Harbor Towne and a sign located along Bond Street identifying the Rock City Yacht Club. 3 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -7919-D The request also includes a waiver of the requirements of the City's Stormwater Detention Ordinance since all runoff from the Marina -Apartment project will run into the Arkansas River which will be totally unaffected by any detention that might be accomplished on the site. Any flow that would extend from this site directly into the river would be totally insignificant. There are variances from the typical standards of the City's Landscape Ordinance. The development will incorporate vegetative bio-swales in the parking lots to aid in surface runoff and introduce native plant materials within the development. B. EXISTING CONDITIONS: The site is vacant and was previously cleared. The Arkansas River is located to the north of the site and single-family homes on smaller lots are located to the south of the site. East of the site is a large power line. Immediately west of the site is the FOP meeting facility. The Presidential Library and the offices for Heifer International are located further west. The streets abutting the site are substandard streets, very narrow with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the East Little Rock Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Avenue including 5 -foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Due to the proposed traffic volumes accessing the site, full street improvements to 2nd Street west from Bond Avenue including 5 -foot sidewalks should be constructed with the planned development. 2nd Street should be constructed to a 36 foot width. A pedestrian crosswalk should be installed at the east leg of the 2nd Street -Bond Avenue intersection. 4 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -7919-D 3. The public right-of-way will end at the crosswalk west of the parking area west of the round -a -bout. A concrete driveway apron should be installed where the public right-of-way ends on 2nd Street at the 4 -driveways accessing the park, apartments, marina, and boat launch. 4. Due to the proposed use of the property, the Master Street Plan specifies that 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 5. Due to the proposed use of the property, the Master Street Plan specifies that Bond Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 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) & (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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum finished floor elevation of the inhabitable structures on the property must be at least 1 foot above the base flood elevation and shown on any approved plans and/or plats. 10. 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. The permit has been issued. 11. The proposed site is within the adopted regulatory floodway. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. At completion of construction, a final letter of map revision must be submitted and approved by the Federal Emergency Management Agency prior to the issuance of the final certificate of occupancy. 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. Alteration or use of the levee will require approval from the Little Rock Pulaski County Levee District prior to the start of work. 5 August 22, 2013 �.*U �.n•jL"yrel 0 ITEM NO.: 10 Cont. FILE NO.: Z -7919-D 14. Per Section 36-341 no structure shall be closer than twenty-five (25) feet to any established floodway line. The storage or processing aboveground and the storage belowground of material and fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. Floodways shall be kept free of structural involvement including 15. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 16. 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. 17. The proposed park design should be reviewed by the Little Rock Parks Department Contact Mark Webre at 371-6851 for additional assistance. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. Provide the grading and construction phasing plan. 20. Due to the proposed use of the property, the Master Street Plan specifies that 3rd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 21. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 3rd Street including 5 -foot sidewalks with the planned development. The new back of curb should be placed at 18 feet from centerline with at least 20 feet of pavement provided. 22. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 23. Private access is proposed for the property east of 3rd Street off the abandoned Kimball Street in accordance with Section 31-207. Private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 31 feet from back of curb to back of curb with sidewalks. A concrete apron must be installed at the intersection of the private street and 4th Street. 0 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: 2-7919-D E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: 54" and 60" Outfall line is located in vicinity of the project. No construction is allowed within the easement of the existing outfall. Contact Little Rock Wastewater prior to any construction activity on the site. Enteray: No comment received. Center -Point EneM : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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 Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Over 1.4 mile from Route #12 President Library/East 6t' Street Bus Route. 7 August 22, 2013 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -7919-D Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the East Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) and Park/Open Space (PK/OS) for this property. The Mixed Use 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. And the Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The applicant has applied for a rezoning from PCD (Planned Commercial District), expired to PCD (Planned Commercial District) to re -instate the previously approved expired PCD for a marina and apartment development. Master Street Plan: Bond Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along the Arkansas River. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. It appears that parking, landscaping, and other amenities are located outside the property line. A franchise agreement will be required in conjunction with any amenities being located within the public right-of-way. The City cannot approve construction or grading on other entities property. 3. The parking area should be twenty foot (20) for a space (depth) and twenty foot (20) for the backup area at any/all locations that are not designed for truck/trailers/boat maneuvering etc. It appears there may be room for reducing the amount of concrete and impermeable area(s). 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands must be evenly distributed throughout the site. 5. Fifty percent (50%) of the trees must be three (3n) inches minimum caliper at the time of planting. n August 22, 2013 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7919-D 6. Depending upon the height of the buildings being proposed, the building landscaping trees will need to meet the City height and type. 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 trees as feasible on this site. Credit toward requirements can be given when preserving larger. G. SUBDIVISION COMMITTEE COMMENT: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed signage plan and the hours of dumpster service. Staff also questioned if the Levee District had provided approval of the applicant's proposal to allow parking and the construction of the walking trail within their ownership. Staff requested the maximum building height of the proposed structures. Public Works comments were addressed. Staff stated street construction to Bond Avenue and 2"d Street would be required to meet commercial street standards. Staff also stated any alteration to the levee would require approval by the Little Rock Pulaski County Levee District prior to the start of work. Staff stated streetlights installation was required with the redevelopment of the site. Landscaping comments were addressed. Staff stated interior islands were to be a minimum of 300 square feet in area to receive credit for interior landscaping. Staff stated with the development of the site a landscape plan prepared by a registered landscape architect would be required. 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. w August 22, 2013 SUBDIVISI.ON ITEM NO.: 10 fContJ FILE NO.: Z -7919-D H. ANALYSIS: The applicant submitted a revised site plan and responses to the issues that were raised at Subdivision Committee. The applicant met with City Staff to discuss and work through many of the issues. The proposal includes the development of a City Park and an extension of the River Trail. The City owns several lots within the proposed development area. Resolution No. 13,089 adopted by the Little Rock Board of Directors on February 16, 2010, was to accept JAPB, LLC, as the successful bidder for a contract to develop a marina, development of a portion of the Arkansas River Trail and assist in developing a park within the City. On October 23, 2009, the City issued RFP 9248 as a request for proposals to park land and marina development. This developer was the only response to the bid to the proposal. The Resolution states details of the final contract were to take place between the City Manager and the developer. The contractual agreement would then be reviewed and approved by the Board of Directors. The development is proposed to be constructed in four (4) phases with the initial phase projected to start in 2013 and the final phase to be completed by 2016. Phase I consists of the City park, boat launch ramp and the first phase of the marina. Phase II consists of the first four (4) apartment buildings, the clubhouse and the second phase of the marina. Phase III consists of the remaining apartment buildings and the third phase of the marina. The final phase, Phase IV is the restaurant. Parking and driveways will be constructed in conjunction with the various phases. The ships store will be constructed with the market demand. The ships store will include a floating restaurant with commercial sales located inside with beer and alcohol sales, vendor booths, bathrooms and shower facilities and fuel sales. There will be an area for fuel storage located outside the floodplain. The applicant is requesting the placement of landscape strip between the rows of parking less than the typical ordinance standards. The applicant has indicated Bio-swales will be incorporated into the landscape strips and a number of the plant materials will be native to the area. The interior islands appear to comply with the minimum standards of the landscape ordinance. The landscape islands must be a minimum of 300 square feet in area to receive credit toward fulfilling the landscape ordinance requirements. The areas proposed for building landscaping and common area more than exceeds the typical ordinance requirement. Seven (7) of the eight (8) apartment buildings are three (3) stories in height and contain 24 units each. The eighth (8t) building is four (4) stories in height and contains 25 units. The tallest building is approximately 65 feet in height. The site 10 August 22, 2013 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -7919-D plan indicates the placement of covered parking within the residential portion of the development. Signage consists of a monument -style ground mounted sign at the intersection of Bond and East 2nd Streets. No specifics on the sign were submitted. Staff believes the maximum height and area should be ten (10) feet and one -hundred (100) square feet respectively. Directional signage and wall signage is requested for the restaurant. Due to the nature of the restaurant, wall signs are requested on all facades; facing the shore and the river. The signage will be limited to a maximum of ten (10) percent of the fagade area on which it is placed. Signage will be placed on the fuel storage tank identifying the Rock City Yacht Club. The size of lettering has not been determined. The plan indicates a maximum of 10 -feet in height and 30 -feet in width. A monument sign will be located at the entrance to the residential development identifying the Residences at Harbor Towne. The applicant has not included the sign size. Staff recommends the sign will be a maximum of six (6) feet in height and sixty-four (64) square feet in area. Dumpsters will be located at various sites around the property within the residential portion of the property. The dumpsters will be screened to comply with the Code. The applicant has indicated dumpsters will be added to the City Park area and Phase I of the marina if and when needed. The applicant has indicated the City will be responsible for placement of the dumpsters and collection of the dumpsters. Dumpster pickup will be limited to daylight hours only. Site lighting will be low-level and directional, directed downward and into the site. Decorative fencing will be placed at points to distinguish public areas from private. Details are still being worked on. The maximum height of the fencing will be 8 -feet. The applicant is requesting a waiver of the stormwater detention ordinance due to the site's proximity to the river. Staff believes the applicant should comply with the Ordinance by submitting funds in -lieu. A minimum pavement width of 18 -feet along with curb, gutter and sidewalk will be added to Bond Street. A minimum of 36 -feet of pavement with curb, gutter and sidewalk is proposed on East 2nd Street. The full requirement of thirty (30) feet of right of way dedication cannot be obtained due to the constraint of the levee. Staff supports the dedication as proposed. The pedestrian crosswalk on 2nd Street should be constructed within the 2nd Street/Bond Street intersection perpendicular to 2nd Street. A variance from City Code Section 36-342(h)(2) specifically pertaining to structures closer than 25 feet from the floodway; structural involvement including fences, open storage of materials, equipment, vehicle parking and other 11 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -7919-D impediments to the free flow of floodwaters is being requested. The applicant proposes to construct the buildings up to the floodway line and is requesting a variance from the required twenty-five (25) foot setback from the floodway. Staff supports this variance since access easements will be provided through the development to the floodway at points where driveways will be in place to provide access. The request includes a variance to allow advance grading of future phases with construction of Phase 1. The applicant has indicated all the site work will be completed with the first phase of the development to allow the site to balance and eliminate the need to haul material from the site to only bring material back to the site when development of a particular phase begins. Two parking lots are shown south of the levee on East 3`d Street. The eastern parking lot located at East 2nd and Reichardt Street is property owned by the City of Little Rock. The applicant indicates the parking is proposed primarily for users of the City parking and River Trail System. The second lot is indicated north of 4th Street on Kimball Street on property owned by the Levee District. The users of this parking area are also anticipated to be users of the City Park and the River Trail System. Staff is supportive of the proposed development. The project, in fairly similar form, has been approved twice previously. Agreements are being secured from the owners of properties within the development, including the City of Little Rock and the Levee District. Approval of all owners of property within the development must be obtained prior to the item being forwarded to the Board of Directors. I. STAFF RECOMMENDATION: Staff recommends approval of the application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. Staff recommends that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. Staff recommends that approval be provided by all owners of properties located within the development prior to the item being considered by the Board of Directors. Staff recommends that the applicant comply with the stormwater detention ordinance by providing funds in -lieu of stormwater detention. 12 August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-0 Staff recommends approval of the requested right-of-way dedication, floodway setback and floodway easement variances. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. Staff presented a recommendation that approval be provided by all owners of properties located within the development area prior to the item being considered by the Board of Directors. Staff presented a recommendation that the applicant comply with the stormwater detention ordinance by providing funds in -lieu of stormwater detention. Staff presented a recommendation of approval of the requested right-of-way dedication, floodway setback and floodway easement variances. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 13 FILE NO.: Z -7919-D NAME: Rock City Marina and Yacht Club Long -form PCD LOCATION: Located North of 3rd Street and East of Bond Street DEVELOPER: JAPB, LLC John Burkhalter Managing Member 26 Collins Industrial North Little Rock, AR 72113 ENGINEER: The Holloway Firm 200 Cassey Drive Maumelle, AR 72113 AREA: 16.13 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 3 PCD FT. NEW STREET: 490 LF Mixed Use Development - Marina- Condominium Revised PCD Mixed Use Development - Marina- Multi -family — City Park VARIANCES/WAIVERS REQUESTED: A waiver of the required stormwater detention ordinance requirements. BACKGROUND: Ordinance No. 19,425 adopted by the Little Rock Board of Directors on November 1, 2005, rezoned the site from R-4, Two-family District to PCD. The applicant proposed to construct a mixed used development containing apartments, commercial, a marina and a public boat launch ramp. The apartments would occupy 4.5 acres; the restaurant, public launch ramp, and marina, 5.0 acres; the retail facility 1.5 acres; and the surface parking areas would occupy 1.67 acres. FILE NO.: Z -7919-D (Cont.) The approved site plan included 206 -covered slips for both public and private access for dockage, storage and launching. The applicant indicated amenities including a ship's store, fueling facility, pubic launch ramp and boardwalk. There were uncovered slips and transient moorage that would support 336 boats. Ordinance No. 19,876 adopted by the Little Rock Board of Directors on December 4, 2007, allowed a revision to the originally established PCD. The project consisted of a condominium/marina project developed in four phases. The initial phase was to begin in 2008 with completion of the project in 2014. The Master Plan for the site indicated two developments planned for the site. The condominium development and the marina, each stand independently. The condominium development consisted of 268 residential units, 250 residential storage units and 700 parking spaces. The marina development consisted of 13 docks which contain 450,watercraft slips. The area of development is located north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. Two (2) boat basins were to be built for the marina development. Boat basin Numbers 1 and 2 would have a manmade floating wave break protecting the harbor from wave entry and river debris. The marina development was to be a full service facility that included: marine fuel, transient boat dockage, a neighborhood market complete with grocery, tackle, bait, hardware, laundry and shower facilities, full service restaurant, fishing pier and public walking promenades. The approval allowed for the developer to develop the City owned property adjacent to the west which included a public boat launch ramp, park and playground area and the river trail system with both bike and pedestrian access. On September 23, 2010, the Little Rock Planning Commission approved a two (2) year time extension for submission of the final development plan. On July 14, 2011, the Little Rock Planning Commission review and provided a recommendation of approval to allow revisions to the previously approved site plan to allow modifications to building placement and parking within the development. The Commission recommended prior to the item being forwarded to the Board of Directors the applicant secure several approvals including approval from the Levee District, the Corp of Engineers and The City of Little Rock. The applicant failed to provide the responses to staff. The item was not forwarded to the Board of Directors for final action. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project is located at the end of East 2nd Street in Little Rock, Arkansas. The Marina/Apartment Project will consist of four phases of construction with the initial phase projected to start in 2013 with the final phase completed by 2016. The project will create a unique community where people can live, work, shop and play all in one place. 2 FILE NO.: Z-7919-D(Cont.) There are four different aspects of the development planned for this site; the marina, restaurant, City Park, and the apartment/clubhouse/pool complex. There will be a floating restaurant with a ships store for commercial sales which will also offer the sale of beer, wine and alcohol, vendor booths, bathrooms and shower facilities and reserved covered parking. There are also vendor booths located within the City park area. The apartment development consists of 192 residential units and a clubhouse/pool office. The development site Ifuth of the floodway line on the property where the existing elevation is approximately 252.0. The clubhouse/pool office will be used for the marketing, selling, leasing, construction, and maintenance of the Apartment Development and will also be used for management of the development after the buildings are completed. There will also be a swimming/pool located at the clubhouse/pool office site. The development will feature upscale apartment buildings. The Marina development consists of 11 docks which contain approximately 427 watercraft slips. The development lies north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. The Marina development will be a full service facility that includes: a floating full service restaurant, marine fueling facility, transient boat dockage, a boat travel lift system, fishing pier, and public walking promenades. Covered and uncovered boat slips will be provided for boats ranging in size from personal water crafts to yachts of 130 -feet in length. Shore service for the boat slips will include dockside lighting, cable/internet, potable water, outlets for single and three phase electricity, slip -side sanitary sewer pump out stations and boat cleaning. The floodway property will include pavement for unloading and parking. The Owner of the Marina -Apartment project has discussed with the City of Little Rock staff the concept of creating a City Park on the property with the strong possibility of including a public boat launch ramp. Extending the River Trail System, along this project has also been discussed with the City's Parks Department. The request includes a variance to allow advanced grading of the site including installation of the seawall, permission to install fencing and a temporary guard shack, allowance for parking in the floodway, and a sign variance. The request includes a monument sign for the Rock City Yacht Club to be a monument sign 8 -feet by 20 -feet. The request also includes signage identifying the City Park, a sign identifying the residences at Harbor Towne and a sign located along Bond Street identifying the Rock City Yacht Club. The request also includes a waiver of the requirements of the City's Stormwater Detention Ordinance since all runoff from the Marina -Apartment project will run into the Arkansas River which will be totally unaffected by any detention that 3 FILE NO.: Z -7919-D (Cont.) might be accomplished on the site. Any flow that would extend from this site directly into the river would be totally insignificant. There are variances from the typical standards of the City's Landscape Ordinance. The development will incorporate vegetative bio-swales in the parking lots to aid in surface runoff and introduce native plant materials within the development. B. EXISTING CONDITIONS: The site is vacant and was previously cleared. The Arkansas River is located to the north of the site and single-family homes on smaller lots are located to the south of the site. East of the site is a large power line. Immediately west of the site is the FOP meeting facility. The Presidential Library and the offices for Heifer International are located further west. The streets abutting the site are substandard streets, very narrow with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the East Little Rock Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Avenue including 5 -foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. 2. With site development, provide the design of street conforming to the r. Master Street Plan. Due to the proposed traffic volumes accessing the site, full street improvements to 2nd Street west from Bond Avenue including 5 -foot sidewalks should be constructed with the lanned development. 2nd Street should be constructed to a 36 foot width A pedestr�crosswalk should be, installs at the east leg of the 2n Street -Bond Avenue y . intersection. -- - 3. The 'public right-of-way will end at the crosswalk west of the parking area west of the round -a -bout. A concrete driveway apron should be installed where the public right-of-way ends on 2nd Street at the 4 -driveways accessing the park, apartments, marina, and boat launch. 4. Due to the proposed use of the property, the Master Street Plan specifie that 2nd Street for the frontage of this property must meet commercial stree standards. - %\ FILE NO.: Z -7919-D (Cont.) �5. Due to the proposed use of the property, the Master Street Plan specifies �1 that Bond Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 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) & (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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum finished floor elevation of the inhabitable structures on the property must be at least 1 foot above the base flood elevation and shown on any approved plans and/or plats. 10. 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. The permit has been issued. 11. The proposed site is within the adopted regulatory floodway. The proposed -#, alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. At completion of construction, a final letter of map revision must be submitted and approved by the Federal Emergency Management Agency prior to the issuance of the final certificate of occupancy. 12. Street Improvement plans shall include signage and striping. Traffic 0� Engineering must approve completed plans prior to construction. 13. Alteraeon or se of e lertD wi t�equiqi/appro�vWfrom Li Pu ski Co my Lev e Daltriar'ttart of rk. !! 14. Per Section 36-341 no structure shall be closer than twenty-five (25) feet to any established floodway line. The storage or processing aboveground and the storage belowground of material and fuel which is flammable or / explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. Floodways shall be kept free of structural involvement including j..p -' 15. Streetlights are required by Section 31-403 of the Little Rock code. Provide ], plans for approval to Traffic Engineering. Streetlights must be installed � prior to platting/certificate of occupancy. Cc�Litact Traffic Engineering 379-1813 (Greg Simmons) for more information. " C`,_, 4.,j:,s 16. 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 W-' Engineering at (501) 379-1805 (Travis Herbner) for more information. 5 a14:a04I WA &A 1:SLei 9T(Irem 17. The proposed park design should be reviewed by the Little Rock Parks 6,,.: Department Contact Mark Webre at 371-6851 for additional assistance. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site Off, shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. Provide the grading and construction phasing plan1w,6JL 20. Due to the proposed use of the property, the Master Street Plan specifies that 3rd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 21. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 3rd Street including 5 -foot sidewalks with the planned development. The new back of curb should be placed at 18 feet from centerline with at least 20 feet of pavement provided. 22. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. , 23. Private access propo d for the roperty ast of 3 5tr off the abandoned mball St et in act dance h Z 31- P ' ate streets m t be de ' ned to same andap is str s. A minimu access sement dth of 45 eet is re d stre width of 31 fe from ba of curb back of rb with 'dewal . A c trete apron m t be insta d at the ' ersec#i of the p ate sti et and h Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: 54" and 60" Outfall line is located in vicinity of the project. No construction is allowed within the easement of the existing outfall. Contact Little Rock Wastewater prior to any construction activity on the site. Entergy: No comment received. Center -Point Energy: No comment received - AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. C. a14:a0IQ WAage-11104 19T(OZ•Tif# 3. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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 Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Over 1.4 mile from Route #12 President Library/East 6th Street Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the East Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) and Park/Open Space (PK/OS) for this property. The Mixed Use 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. And the Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The applicant has applied for a rezoning from PCD (Planned Commercial District), expired to PCD (Planned Commercial District) to re -instate the previously approved expired PCD for a marina and apartment development. Master Street Plan: Bond Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 7 FILE NO.: Z -7919-D Bicycle Plan: A Class I Bike Path is shown along the Arkansas River. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. It appears that p Kin?n� Iandsc ing, and o er ameni '� are located "outside the property, li A nch' agreeme will be r uired in cor��nction with any ameniti being loc ed within public rig t -of -way. Tie City cannot approve nstruction grading on other e ' 'es property 3. The parking area should be twenty foot (20) for a space (depth) and twenty foot (20) for the backup area at any/all locations that are not designed for truck/trailers/boat maneuvering etc. It appears there may be room for reducing the amount of concrete and impermeable area(s). 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands must be evenly distributed throughout the site. 5. Fifty percent (50%) of the trees must be three (3") inches minimum caliper at the time of planting. 6. Depending upon the height of the buildings being proposed, the building landscaping trees will need to meet the City height and type. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed signage plan and the hours of dumpster service. Staff also questioned if the Levee District had provided approval of the applicant's proposal to allow parking and the construction of the walking trail within their ownership. Staff requested the maximum building height of the proposed structures. 0 FILE NO.: Z -7919-D (Cont. Public Works comments were addressed. Staff stated street construction to Bond Avenue and 2nd Street would be required to meet commercial street standards. Staff also stated any alteration to the levee would require approval by the Little Rock Pulaski County Levee District prior to the start of work. Staff stated streetlights installation was required with the redevelopment of the site. Landscaping comments were addressed. Staff stated interior islands were to be a minimum of 300 square feet in area to receive credit for interior landscaping. Staff stated with the development of the site a landscape plan prepared by a registered landscape architect would be required. 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 responses to the issues that were raised at Subdivision Committee. The applicant met with City Staff to discuss and work through many of the issues. The proposal includes the development of a City Park and an extension of the River Trail. The City owns several lots within the proposed development area. Resolution No. 13,089 adopted by the Little Rock Board of Directors on February 16, 2010, was to accept JAPB, LLC, as the successful bidder for a contract to develop a marina, development of a portion of the Arkansas River Trail and assist in developing a park within the City. On October 23, 2009, the City issued RFP 9248 as a request for proposals to park land and marina development. This developer was the only response to the bid to the proposal. The Resolution states details of the final contract were to take place between the City Manager and the developer. The contractual agreement would then be reviewed and approved by the Board of Directors. The development is proposed to be constructed in four (4) phases with the initial phase projected to start in 2013 and the final phase to be completed by 2016. Phase I consists of the City park, boat launch ramp and the first phase of the marina. Phase II consists of the first four (4) apartment buildings, the clubhouse and the second phase of the marina. Phase III consists of the remaining apartment buildings and the third phase of the marina. The final phase, Phase IV is the restaurant. Parking and driveways will be constructed in conjunction with the various phases. The ships store will be constructed with the market demand. The ships store will include a floating restaurant with commercial sales located inside with beer and alcohol sales, vendor booths, bathrooms and shower facilities and fuel sales. There will be an area for fuel storage located outside the floodplain. FILE NO.: Z -7919-D (Cont.) The applicant is requesting the placement of landscape strip between the rows of parking less than the typical ordinance standards. The applicant has indicated Bio-swales will be incorporated into the landscape strips and a number of the plant materials will be native to the area. The interior islands appear to comply with the minimum standards of the landscape ordinance. The landscape islands must be a minimum of 300 square feet in area to receive credit toward fulfilling the landscape ordinance requirements. The areas proposed for building landscaping and common area more than exceeds the typical ordinance requirement. Seven (7) of the eight (8) apartment buildings are three (3) stories in height and contain 24 units each. The eighth (8th) building is four (4) stories in height and contains 25 units. The tallest building is approximately 65 feet in height. The site plan indicates the placement of covered parking within the residential portion of the development. Signage consists of a monument -style ground mounted sign at the intersection of Bond and East 2nd Streets. No specifics on the sign were submitted. Staff believes the maximum height and area should be ten (10) feet and one -hundred (100) square feet respectively. Directional signage and wall signage is requested for the restaurant. Due to the nature of the restaurant, wall signs are requested on all facades; facing the shore and the river. The signage will be limited to a maximum of ten (10) percent of the fagade area on which it is placed. Signage will be placed on the fuel storage tank identifying the Rock City Yacht Club. The size of lettering has not been determined. The plan indicates a maximum of 10 -feet in height and 30 -feet in width. A monument sign will be located at the entrance to the residential development identifying the Residences at Harbor Towne. The applicant has not included the sign size. Staff recommends the sign will be a maximum of six (6) feet in height and sixty-four (64) square feet in area. Dumpsters will be located at various sites around the property within the residential portion of the property. The dumpsters will be screened to comply with the Code. The applicant has indicated dumpsters will be added to the City Park area and Phase I of the marina if and when needed. The applicant has indicated the City will be responsible for placement of the dumpsters and collection of the dumpsters. Dumpster pickup will be limited to daylight hours only. Site lighting will be low-level and directional, directed downward and into the site. Decorative fencing will be placed at points to distinguish public areas from private. Details are still being worked on. The maximum height of the fencing will be 8 -feet. The applicant is requesting a waiver of the stormwater detention ordinance due to the site's proximity to the river. Staff believes the applicant should comply with the Ordinance by submitting funds in -lieu. 10 44f/ 4�_5 r /04'r 4f- FILE NO.: Z -7919-D Cont. A minimum pavement width of 18 -feet along with curb, gutter and sidewalk will be added to Bond Street. A minimum of 36 -feet of pavement with curb, gutter end sidewalk is proposed on East 2"d Street. The full requirement of thirty (30) feet of right of way dedication cannot be obtained due to the constraint of the levee. Staff supports the dedication as proposed. The pedestrian crosswalk on 2 Street should be constructed within the 2nd Street/Bond Street intersection perpendicular to 2nd Street. A variance from City Code Section 36-342(h)(2) specifically pertaining to structures closer than 25 feet from the floodway; structural involvement including fences, open storage of materials, equipment, vehicle parking and other impediments to the free flow of floodwaters is being requested. The applicant proposes to construct the buildings up to the floodway line and is requesting a variance from the required twenty-five (25) foot setback from the floodway. Staff supports this variance since access easements will be provided through the development to the floodway at points where driveways will be in place to provide access. The request includes a variance to allow advance grading of future phases with construction of Phase 1. The applicant has indicated all the site work will be completed with the first phase of the development to allow the site to balance and eliminate the need to haul material from the site to only bring material back to the site when development of a particular phase begins. Two parking lots are shown south of the levee on East 3`d Street. The eastern parking lot located at East 2nd and Reichardt Street is property owned by the City of Little Rock. The applicant indicates the parking is proposed primarily for users of the City parking and River Trail System. The second lot is indicated north of 4t" Street on Kimball Street on property owned by the Levee District. The users of this parking area are also anticipated to be users of the City Park and the River Trail System. Staff is supportive of the proposed development. The project, in fairly similar form, has been approved twice previously. Agreements are being secured from the owners of properties within the development, including the City of Little Rock and the Levee District. Approval of all owners of property within the development must be obtained prior to the item being forwarded to the Board of Directors. STAFF RECOMMENDATION.- Staff ECOMMENDATION: Staff recommends approval of the application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. Staff recommends that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. 11 .: Z -7919-D (Cont. Staff recommends that approval be provided by all owners of properties located within the development prior to the item being considered by the Board of Directors. Staff recommends that the applicant comply with the stormwater detention ordinance by providing funds in -lieu of stormwater detention. Staff recommends approval of the requested right-of-way dedication, floodway setback and floodway easement variances. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. Staff presented a recommendation that approval be provided by all owners of properties located within the development area prior to the item being considered by the Board of Directors. Staff presented a recommendation that the applicant comply with the stormwater detention ordinance by providing funds in -lieu of stormwater detention. Staff presented a recommendation of approval of the requested right-of-way dedication, floodway setback and floodway easement variances. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 12 ITEM NO.: 10. NAME: Rock City Marina and Yacht Club Long -form PCD LOCATION: located North of 3�d Street and East of Bond Street Plannina Staff Comments: Z -7919-D 1. Notification has been provided. 2. Provide details of the proposed phasing plan. The cover letter indicates the development will be constructed in four (4) phases. What elements of the site plan will be constructed in each phase? 3. The site plan appears to only provide seven (7) parking spaces for truck and boat trailer. Do you feel this is adequate? 4. Identify the owners of the properties within the development. (City of Little Rock, Levee District) The site plan appears to include development on property that is not in the developer's ownership. Provide agreements from these owners allowing their property to be included in the application request. 5. Provide the total square footage of the proposed marina and the total square footage of the proposed restaurant. 6. Provide details of the interior landscaping. Previous meetings indicated the landscaping proposed was not in compliance with the City's Landscape Ordinance. 7. Provide the maximum building height proposed for the structures. 8. Provide details of any proposed signage including building signage located within the development. Typically signage is only allowed on facades abutting public streets. Will signage be desired on the marina/restaurant on the river facade? 9. Provide the location of dumpsters on the site plan. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the site plan stating the hours of dumpster service. 10.All site lighting must be low level and directional, directed downward and into the site. 11. Provide the building coverage in the general notes section of the site plan. 12. Provide details of any proposed fencing to be located on the site. 13. Does the plan included building signage along the river side of the proposed buildings, structures or boat docks? If so provide a note on the site plan indicating signage is being requested. 14. Provide something in writing from the Levee District concerning parking within the toe of the levee and the placement of the trail along the top of the levee. 15. There are two parking areas located on the south side of the levee. Who owns this property and what agreements are in place to allow the use of the property. Variance/Waivers: None requested. Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Avenue including 5 -foot Item # 10. sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Due to the proposed traffic volumes accessing the site, full street improvements to 2nd Street west from Bond Avenue including 5 -foot sidewalks should be constructed with the planned development. 2nd Street should be constructed to a 36 foot width. A pedestrian crosswalk should be installed at the east leg of the 2nd Street -Bond Avenue intersection. 3. The public right-of-way will end at the crosswalk west of the parking area west of the round -a -bout. A concrete driveway apron should be installed where the public right- of-way ends on 2nd Street at the 4 -driveways accessing the park, apartments, marina, and boat launch. 4. Due to the proposed use of the property, the Master Street Plan specifies that 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 5. Due to the proposed use of the property, the Master Street Plan specifies that Bond Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 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) & (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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum finished floor elevation of the inhabitable structures on the property must be at least 1 foot above the base flood elevation and shown on any approved plans and/or plats. 10. 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. The permit has been issued. 11. The proposed site is within the adopted regulatory floodway. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. At completion of construction, a final letter of map revision must be submitted and approved by the Federal Emergency Management Agency prior to the issuance of the final certificate of occupancy. 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13.Alteration or use of the levee will require approval from the Little Rock Pulaski County Levee District prior to the start of work. 14. Per Section 36-341 no structure shall be closer than twenty-five (25) feet to any established floodway line. The storage or processing aboveground and the storage belowground of material and fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. Floodways shall be kept free of structural involvement including 15.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans Item # 10. for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 16. 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. 17. The proposed park design should be reviewed by the Little Rock Parks Department Contact Mark Webre at 371-6851 for additional assistance. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. Provide the grading and construction phasing plan. 20. Due to the proposed use of the property, the Master Street Plan specifies that 3rd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 21. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 3rd Street including 5 -foot sidewalks with the planned development. The new back of curb should be placed at 18 feet from centerline with at least 20 feet of pavement provided. 22. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 23. Private access is proposed for the property east of 3rd Street off the abandoned Kimball Street in accordance with section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 31 feet from back of curb to back of curb with sidewalks. A concrete apron must be installed at the intersection of the private street and 4th Street. Utilities and Fire Department/County Planning: Wastewater: 54" and 60" Outfall line is located in vicinity of the project. No construction is allowed within the easement of the existing outfall. Contact Little Rock Wastewater prior to any construction activity on the site. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Item # 10. Arkansas Water, the Arkansas Department of Health engineering division and Little Rock Fire Department is required. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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 Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Over 1.4 mile from 12 President Library/East 6th Street Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the East Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) and Park/Open Space (PK/OS) for this property. The Mixed Use 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. And the Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The applicant has applied for a rezoning from PCD (Planned Commercial District), expired to PCD (Planned Commercial District) to re -instate the previously approved expired PCD for a marina and apartment development. Master Street Plan: Bond Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along the Arkansas River. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Landscape - 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. It appears that parking, landscaping, and other amenities are located outside the property line. A franchise agreement will be required in conjunction with any Item # 10. amenities being located within the public right-of-way. The City cannot approve construction or grading on other entities property. 3. The parking area should be twenty foot (20) for a space (depth) and twenty foot (20) for the backup area at any/all locations that are not designed for truck/trailers/boat maneuvering etc. It appears there may be room for reducing the amount of concrete and impermeable area(s). 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands must be evenly distributed throughout the site. 5. Fifty percent (50%) of the trees must be three (3") inches minimum caliper at the time of planting. 6. Depending upon the height of the buildings being proposed, the building landscaping trees will need to meet the City height and type. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 7, 2013. Item # 10.