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HomeMy WebLinkAboutZ-8405 Staff AnalysisOctober 30, 2b08 ITEM NO.: 13.1 NAME: Arvest Bank Short -form POD FILE NO.: Z-8405 LOCATION: Located on the Northwest corner of West Markham Street and Walnut Street DEVELOPER: Arvest Bank c/o Dickson Flake 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 1.06 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET:O LF CURRENT ZONING: R-5, Urban Residence and R-3, Single-family Residential ALLOWED USES: Multi -family and Single-family PROPOSED ZONING: POD PROPOSED USE: Branch Bank VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning of this site from the current R-5 and R-3, Single-family zoning district to POD, Planned Office Development, to allow the construction of a branch bank. The bank is proposed to contain a maximum of 4,000 square feet with28 parking spaces. Access to the site is from Walnut Street and West Markham Street. No access to the site is planned from A Street. A single ground mounted sign is proposed at the intersection of West Markham and Walnut Street. October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405 The site is located within both the Hillcrest Design Overlay District and the Mid -town Design Overlay District. B. EXISTING CONDITIONS: Two multi -family buildings located along West Markham Street and four single-family residences located along A Street occupy the site. West of the site is a restaurant and east of the site are small office buildings and two single family homes. Further east is a property zoned PRD which is used by family members of patients at UAMS as extended stay housing. North of the site are residential uses including one and two family homes. South of the site are the newly constructed UAMS dorms. C_ NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residents Association and the Capitol View Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walnut Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of A Street and Walnut Street and at the intersection of Walnut Street and Markham Street. 3_ With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to A Street including 5-foot sidewalks with the planned development. The back of curb should be located 18 feet from centerline. 4. Sidewalks with appropriate handicap ramps are required to be installed along Walnut Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. 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. 2 October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-8405 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A drainage ditch crosses the middle of the property and proceeds under Walnut Street. The pipe system that replaces the ditch cannot be placed under any part of the proposed structure and should be placed in a drainage easement to be accepted as a public facility. The pipe system could also be placed under the canopy structure but only as a private facility. 9. The downstream piping under Walnut Street appears to be undersized and several drainage complaints have been received from downstream properties. At time of building permit submittal, an analysis of downstream drainage system should be conducted to determine the capacity of the drainage system. Improvements under Walnut Street could be warranted. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway off Markham Street cannot exceed 36 feet in width and should be centered in the middle of the property. If you have any questions or desire additional assistance, please contact Bill Henry in Traffic Engineering at 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. Relocation of sewer main by Developer is required prior to construction. The developer may also apply to LRWU to enter into an occupancy agreement to allow the line placement under the canopy structure, subject to LRWU approval. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). 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. 3 October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont. F9111=10WARTILIN Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — The West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office and Low Density Residential for this property. The applicant has applied for a rezoning for Arvest Bank Planned Commercial Development. A Land Use Plan amendment (LU08-04-03) is a separate item on this agenda. Master Street Plan: West Markham Street is a Minor Arterial. "A" Street and Walnut Street are Local Streets. 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 Markham Street since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan. The Zoning Goal states: "Discontinue the current commercial structures that are not appropriate for Markham. Markham has become degraded by the development of a current pattern of suburban development leading to disagreements about appropriate design of structures, use, scale, image, and hours of operation." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2 October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE_ NO.: Z-8405 2. The zoning buffer ordinance requires an average street buffer in the amount of six percent (6%) of the average depth of the property along all streets. 3. The landscape ordinance requires a nine foot (9) wide landscape strip around the sites entirety; this area must be located outside of the public right-of-way area. A variance from this minimal ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. 5. A small amount of building landscaping will be required. 6. An automatic irrigation system will be required to water all of the newly landscaped areas. 7. 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: (October 9, 2008) Mr. Dickson Flake and Mr. Ed Hankins were present. Staff presented an overview of the development stating the site was located within the Hillcrest and Mid -town Design Overlay Districts. Staff stated staff would review the site under both overlays with the emphasis placed on the Mid -town DOD. Staff requested the developer provide building elevations, construction materials, building height and the days and hours of operation. Staff also stated the DOD required the building not have a setback in excess of 20 feet. Staff stated the minimum parking per the typical standards for an office development was the maximum allowed. Staff noted the building was set back in excess of 20 feet and the site plan indicated 25 parking spaces. Staff noted 12 spaces would be the maximum allowed per the Overlay. Staff requested details of the proposed signage. Public Works comments were addressed. Staff stated a 20 foot radial dedication was required at the intersections of the abutting streets. Staff also stated a sidewalk was required along Walnut Street. Mr. Flake stated the developers desired to match the street improvements to the west on A Street. Staff stated this was acceptable. Mr. Flake stated he was concerned with staffs request to relocate the drive on West Markham Street to the center of the property. He October 30, 2'008 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-8405 stated the current configuration allowed the drive -through exit to flow more freely and with the relocation to the center the site they could not meet the Overlay requirement of placing the building at a maximum of 20 feet from the property line. Staff noted comments from Little Rock Wastewater. Staff stated the developer had provided a revised site plan which had relocated the building away from the sewer main but the current design did indicate one of the drive -through canopies over the sewer main. Staff requested the developer work with Wastewater to resolve their concerns. Landscaping comments were addressed. Staff stated street trees were required. Staff stated since the site was located within the designated Mature Area the landscape strip could be reduced to six feet nine inches. Mr. Hankins questioned if the Mature Area allowed a reduction in the required interior landscaping. Staff stated the Mature Area did not allow a reduction in the required interior landscaping. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant has provided details for the proposed signage, provided building elevations, construction materials, building height and the days and hours of operation. The site is located within both the Hillcrest and Mid -Town Design Overlay Districts but is being reviewed under the Mid -town Overlay. The applicant is seeking variations from the Mid -town Overlay to allow additional parking, the removal of trees and an increase in the building setback. The overlay requires for new construction, at least sixty (60) percent of the ground floor level facing internal pedestrian public circulation areas or streets to be glass -windows, entry features, or displays. The primary facade of the building is be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. All buildings are to maintain a distinction between upper and lower levels and any elevation greater than eighteen (18) feet in height must contain an architectural treatment, which visually divides the structure into "stories". All wall projections or recesses must be a minimum of three (3) feet deep and a minimum of twenty (20) contiguous feet and must not extend over twenty (20) percent of the facade. Arcades, display windows, entry areas or awnings must exist along at least sixty (60) percent of the facade. 9 October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405 The developer has provided building elevations for the structure. The building is a single story building with a maximum height of 26 feet. The building is proposed 50 feet deep with a width of 95 feet. The building has a bump -out on the front fagade to create the entry into the building. Windows are provided along the West Markham Street and Walnut Street facades. The elevations provide awnings along these facades as well. The primary entrance to the building is oriented to West Markham Street as required by the Mid -town DOD. The ordinance typically requires the placement of customer entrances on all sides of the building that face abutting public rights of way. For security reasons, the building will have only one customer entrance on West Markham Street. The arterial street located adjacent to the site is West Markham Street. The site plan indicates the building fronting West Markham. Exterior building materials and colors have been provided. The construction materials proposed are canvas awnings, gooseneck light fixtures, brick and EFIS. The colors are proposed as neutral tones. The mechanical equipment will be screened per the typical ordinance requirements. There are no objects or projections over the public right of way. The parking is proposed on the sides and rear of the building. The building height will not exceed 35-feet, as typically required for small lot development per the Overlay. The front building setback is proposed as 58 feet. The DOD states Building setbacks from adjacent property lines and street rights -of -way shall be: (1) Front yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical. (2) Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet and (3) Rear yard setback may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the rear yard shall have a setback of not less than twenty-five (25) feet. The building has been placed at 58 feet on the front property line, 61 feet from the eastern property line, 71 feet from the rear property line and 30 feet from the eastern property line. The front building setback is in violation of the typical DOD standards. According to the applicant the Public Works Department is requiring the placement of the West Markham Street driveway in the center of the lot. With the requirement of the drive placement in this location the 20 foot setback is unobtainable. The driveways are indicated to meet the typical DOD standards. The site plan indicates connectivity and pedestrian walkways through the parking lot. All on -site utilities will be buried. All lighting will comply with the DOD standards. The applicant is not proposing to bury utilities located along the boundary streets. 7 October 30, 2008 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-8405 The trash enclosure is proposed in the rear of the site and screening will be placed per the typical ordinance standard. The hours of dumpster service have not been identified. Staff recommends the hours of service be limited to daylight hours. The hours of service for the banking facility are 7:00 am to 7:00 pm Monday through Friday and from 7:00 am to noon on Saturday. Parking requirements within the district are allowed at fifty (50) percent of that required by Article Vill. Per the Overlay the maximum allowed parking shall be the minimum standard established in Article Vlll. No on -street parking is allowed on West Markham Street. No parking is allowed in the "front yard setback" area. The Overlay would typically allow a maximum of 12 parking spaces. The site plan indicates the placement of 25 parking spaces. According to the applicant the bank typically has eight to ten employees on the site and feels the remaining spaces are necessary for adequate customer parking. Per the Overlay, monument signs are to identify the development and be limited to seventy-two (72) square feet in area and six (6) feet in height for developments greater than one (1) acre. Building signage is to comply with signage allowed in office zones. A note on the site plan states a single ground mounted monument style sign will be located near the intersection of West Markham and Walnut Streets. The sign is proposed with a maximum height of six feet and a maximum sign area of 72 square feet. Building signage will not exceed ten percent of the facade area of the facades facing abutting streets. The site plan indicates the placement of street buffers and landscape strips per the typical ordinance standards. The site is located within the designated mature area of the City allowing the street buffer along Walnut Street to drop to the indicated seven feet. The landscape strip along the western property line is 9 feet to comply with the minimum landscape ordinance requirements. The street buffer along West Markham Street exceeds the 15 foot minimum requirement. Street trees will be placed per the typical DOD standard. Street trees a minimum of three-inch caliper will be placed two (2) feet off the back of curb and thirty (30) feet on center. The canopy will maintain an eight -foot clearance and a four -foot planter strip will be maintained. The site plan indicates the removal of six trees greater than fourteen (14) inches in diameter. Four trees will be maintained, two on West Markham and two on A Street. The site plan does not indicate the maintenance of a 50 foot buffer around the trees. The developer has indicated all proper measures will be taken to ensure the vitality of the trees. The site plan indicates construction within an existing easement. The developers have indicated an abandonment request will be pursued upon final approval of the site plan. P October 30, 2a08 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405 Staff is supportive of the request. The site is located adjacent to office uses to the east, a restaurant to the west and the UAMS campus to the south. Although the site plan indicates the development inconsistent with the development criteria established in the Mid -Town Design Overlay District, the site is complying with a number of typical standards established. The variations are to allow an increased building setback, to allow an increased number of parking spaces and to remove trees in excess of 14-inches in diameter. Although staff feels these are important, staff does not feel these variations will significantly impact the area if developed as proposed. I. STAFF RECOMMENDATIONS: 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: (OCTOBER 30, 2008) The applicant was present. There were 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. Mr. Dickson Flake addressed the Commission on behalf of the applicant. He stated also present were Robert Brown and Ed Hankins of the Engineering and Design Firm. He stated the development was a branch bank as indicated by staff. He stated the development as proposed to meet most of the requirements of the Mid -Town Overlay and the Hillcrest Overlay. He stated there were variations but felt the development met the intent of the DOD's. Mr. Craig Berry addressed the Commission in support. He stated he was representing the Mid -Town Advisory Group. He stated the group had reviewed the plans and were in support of the request. He stated he felt the development met the spirit of the overlay district. The chair called Kristian Penderson and Benjamin Thielmier indicating they had provided a card in opposition. They were no longer present. The Commission discussed the site plan and the need for the indicated parking. Mr. Flake stated the bank had reduced the number of spaces typically required and he did not feel they would be amenable to reducing the parking any further. Commissioners Rector and Adcock lead the discussion concerning the removal of two �7 October 30, Z008 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405 to three parking spaces along A Street to help ensure the livability of the trees located along A Street. They indicated with the parking as proposed the trees would not be saved. Mr. Robert Brown stated he would contact Arvest prior to the item being considered by the Board of Directors to encourage then to remove the three parking spaces in question to assist in maintaining the trees on A Street. There was no further discussion of the item. The chair entertained a motion for approval as recommended by staff. The motion carried by a vote of 8 ayes, 1 noes, 1 absent and 1 open position. `KI ITEM NO.: 13.1. NAME: Arvest Bank Short -form POD [oil LOCATION: located on the Northwest corner of West Markham Street and Walnut Street Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. Provide a scaleable site plan. 3. The site plan indicates construction within an existing easement. The easement must be abandoned to allow the construction as proposed. 4. The site is located within the Mid -Town and Hillcrest DOD areas. Additional information for review of the Overlay requirements is needed and listed below. 5. For new construction, at least sixty (60) percent of the ground floor level facing internal 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; any elevation greater than eighteen (18) feet in height shall contain an architectural treatment, which visually divides the structure into "stories". Wall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the facade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty (60) percent of the facade. Provide building elevations reflecting this requirement. 6. Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel 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 building that face abutting public or private rights -of -way, except alleys, shall feature at least one customer entrance. Provide building elevations reflecting this requirement. 7. No elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the structure. New construction wider than the one hundred (100) linear feet shall be visually massed so as to break the structure visually. Roof lines shall be varied with a change in height every one hundred (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 shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments. Predominant exterior building materials shall be of high quality materials; such as, but not limited to: brick, Item # 13. wood, stone, tinted, stucco, EIFS (exterior insulation finish system) concreted masonry units. Facade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. Provide building elevations reflecting this requirement. Also provide proposed construction materials. 8. 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 (5) feet from the building facade and have a minimum clearance of nine (9) 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. The site plan does not appear to have any projections over the right of way. 9. Small building requirement. The following criteria shall apply to any building under five thousand (5,000) square feet. Parking shall not wrap the building, but be limited to the side and rear areas. Building height shall be limited to thirty-five (35) feet. (Single story building proposed.) 10. Building height. No building hereafter erected or structurally altered shall exceed a height of sixty (60) feet, except as provided within the ordinance to allow cumulative bonuses. 11. Building setbacks from adjacent property lines and street rights -of -way shall be: (1) Front yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical. (2) Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet. (3) Rear yard setback may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the rear yard shall have a setback of not less than twenty-five (25) feet. The front setback has been set in excess of 20 feet. 12. Driveways and internal circulation streets must have lanes at least ten (10) feet in width, but not more than twelve (12) feet, excepting that width needed for bike lanes or special pedestrian accommodations. Intersections of internal driveways or streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. Access driveways running parallel to the street shall not create a four-way intersection within one hundred twenty-five (125) feet of the ultimate curb line of the public street. No more than one (1) curb cut per block face shall be permitted. Driveways and parking lot entrance -exits shall be combined and where appropriate located in alleys. Provide driveway widths and isle widths. 13.All driveways and internal streets shall have minimum five-foot sidewalks on both sides located away from the back of curb. All sidewalks fronting buildings with ground floor retail shall be at least ten (10) feet in width. Protected pedestrian walkways shall be provided through parking lots. All developments shall include as part of their site plan pedestrian linkages through parking areas and to adjacent buildings or developments. Item # 13. 14.All new utilities for developments within the district shall be buried. All new developments shall underground all utilities on site or within adjacent public right-of- way whenever determined by the affected utility agency to be feasible. Trash enclosures shall be located in alleys whenever 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 be as per 36-253. 15. Parking facilities. Wherever feasible, multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities of fifty (50) spaces or less separated by a landscape strip no less than the minimum perimeter landscape strip as required for the property by chapter 15 of the Code [of Ordinances] or a structure from other vehicular areas and having no more than one vehicular connection to another surfacing parking area. Surface parking areas should be "broken up" or distributed around larger 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. Parking requirements within the district shall be at least fifty (50) percent of that required by article Vill. The maximum allowed parking shall be the minimum standard established in article VII. Shared parking. As an alternative to subsection (f)(2) above, mixed -use developments may utilize the shared 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 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 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. Parking in setback. No parking shall be allowed in the "front yard setback" area. Parking garage design. Parking 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. The ordinance would typically allow a maximum of 12 parking spaces. The site plan indicates the placement of 25 parking spaces. 16. Signage. Signage shall comply with provisions of article X of except as follows: (1) No off -site advertising signs are permitted. (2) No pole -mounted signs are permitted. (3) Monument signs are to identify the development and be limited to seventy-two (72) square feet in area and six (6) feet in height for developments of greater than one (1) acre. For developments less than one (1) acre monument signs may be up to twenty-four (24) square feet in area and six (6) feet in height and must be as located as part of the required landscape area of the parking lot. (4) Signage integrated into freestanding vertical structures whose design theme and materials are directly related to the primary development may be submitted for approval under the planned zoning district process if located along University southerly of Lee. No single elevation or face of such a structure shall be more than four hundred (400) square feet. Provide details of the proposed signage. Item # 13. 17. Landscaping and public spaces. (1) No street buffer or landscaping shall be required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required in chapter 15 of the Code [of Ordinances]. (2) Land use buffers shall only be provided where single-family and duplex use or zoning is the abutting use. In those cases where a land use buffer is required, buffers shall be the same as those for multifamily uses in subsection 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. (3) Common use areas and plazas shall be a minimum of three hundred (300) square feet for thirty thousand (30,000) square -foot structures. For each additional five thousand (5,000) square feet or portion thereof, a minimum of an additional fifty (50) square feet of plaza area is required. (4) Surface parking lots shall meet all current landscape requirements (chapter 15, article IV). (5) Street trees shall be a minimum of three-inch caliper and shall be two (2) feet off the back of curb, thirty (30) feet on center. The canopy shall be maintained with an eight -foot clearance. A four -foot planter strip shall be maintained. (6) Common use areas and plazas shall be maintained by a common authority. Attempts shall be made to maintain vegetation, trees, and 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 (2) inches in caliper and ten (10) feet in height. (7) Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4.5) feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. A street buffer along West Markham of 16 feet is required. A street buffer along Walnut Street of 9 feet is required. 18. Lighting. (1) The Ordinance regulates the intensity of exterior lighting. The intent is to prevent light from commercial developments from excessively illuminating the property in question, other properties, or the night sky. (2) Only light fixtures which are categorized as full cut-off (FCO) fixtures shall be permitted. The use of fully shielded floodlights are permitted but not encouraged. The Ordinance defines specifics for allowed intensity of lighting for activities. Please see the table insert within the DOD Ordinance. (Section 36-389.) Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walnut Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of A Street and Walnut Street and at the intersection of Walnut Street and Markham Street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to A Street including 5-foot sidewalks with the planned development. The back of curb should be located 18 feet from centerline. Item # 13. 4. Sidewalks with appropriate handicap ramps are required to be installed along Walnut Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. 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. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A drainage ditch crosses the middle of the property and proceeds under Walnut Street. The pipe system that replaces the ditch cannot be placed under any part of the proposed structure and should be placed in a drainage easement. 9. The downstream piping under Walnut Street appears to be undersized and several drainage complaints have been received from downstream properties. At time of building permit submittal, an analysis of downstream drainage system should be conducted to determine the capacity of the drainage system. Improvements under Walnut Street could be warranted. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway off Markham Street cannot exceed 36 feet in width and should be centered in the middle of the property. If you have any questions or desire additional assistance, please contact Bill Henry in Traffic Engineering at 379-1816. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located on site. Relocation of sewer main by Developer is required prior to construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 mus regarding the size and location of the be adjusted and/or relocated, contac done at the expense of the developer. be met. Contact Central Arkansas Water Works water meter(s). If there are facilities that need to t Central Arkansas Water. That work would be Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — The West Markham Route. Item # 13. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office and Low Density Residential for this property. The applicant has applied for a rezoning for Arvest Bank Planned Commercial Development. A Land Use Plan amendment (LU08-04-03) is a separate item on this agenda. Master Street Plan: West Markham Street is a Minor Arterial. "A" Street and Walnut Street are Local Streets. 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 Markham Street since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan. The Zoning Goal states: "Discontinue the current commercial structures that are not appropriate for Markham. Markham has become degraded by the development of a current pattern of suburban development leading to disagreements about appropriate design of structures, use, scale, image, and hours of operation." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The plan submitted wasn't to scale; therefore, a full review could not commence. 3. The zoning buffer ordinance requires an average street buffer in the amount of six percent (6%) of the average depth of the property along all streets. It appears this site is deficient towards meeting this minimal requirement. The amount is also measured from the final property line, after the right-of-way dedication. 4. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; this area must be located outside of the public right-of-way area to receive credit towards meeting this minimal requirement. A variance from this minimal ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. A small amount of building landscaping will be required. 7. An automatic irrigation system will be required to water all of the newly landscaped areas. 8. 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 Item # 13. 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, October 15, 2008. Item # 13. October 30, 2008 ITEM NO.: 13 FILE NO.: LU08-04-03 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location: 4400 block of A Street Request: Low Density Residential to Office Source: Dickson Flake, For Arvest Bank PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Low Density Residential to Office. Office provides services to consumers as well as general offices which support more basic economic activities. The applicant is proposing a Planned Office Development for a new Arvest Bank. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area west of this application, which would include the northern half of the Taco Bell Planned Comemrcial Development. With these changes, the entirety of the Low Density Residential between Ash and Walnut Streets would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: This expanded amendment area is currently zoned R-3 Single Family and Planned Commercial District. The R-3 portion of the amendment is currently used for four single family residences. The PCD portion is for the northern half of the Taco Bell/KFC development at the northeast corner of Ash and Markham Streets. To the north, west and east of this area is zoned R-3 and is used for single family residences. South of this amendment is zoned R-5 for an apartment complex and PCD for the other portion of the Taco Bell/KFC development. The south side of Markham is zoned R-2 Single Family and is used for the UAMS Campus. Southwest of the amendment area is zoned C-3 General Commercial for a Back Yard Burgers restaurant. Southeast of this amendment area is zoned C-3 General Commercial and is used for office buildings. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment site is currently shown as Low Density Residential. This LDR extends east of this amendment. North, west and northeast of this amendment is shown as Single Family. South of the amendment is shown as Office along Markham Street. The south side of Markham is shown as Public Institutional. October 30, 2008 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: LU08-04-03 Ordinance 19956 was passed May 6, 2008 to amend a site at the intersection of Pine and Cedar Streets with West Markham from Low Denisty Residential and Commercial to Mixed Use for a proposed new development. MASTER STREET PLAN: West Markham Street is a Minor Arterial. "A" Street and Walnut Street are Local Streets. 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 Markham Street since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". Such streets have a design standard the same as a Collector. 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 in the immediate vicinity. PARKS: According to the Master Parks Plan, this area is within eight blocks of War Memorial Park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the Hillcrest Neighborhood Plan. The Zoning Goal states: "Discontinue the current commercial structures that are not appropriate for Markham. Markham has become degraded by the development of a current pattern of suburban development leading to disagreements about appropriate design of structures, use, scale, image, and hours of operation." The Hillcrest Plan also calls for no net loss of residential structures. 2 October 30, 2008 SUBDIVISION ITEM NO.: 13 (Cont. ANALYSIS: FILE NO.: LU08-04-03 The expanded amendment area is currently shown as Low Density Residential (LDR) on the Future Land Use Plan. This LDR has been in place for many years to serve as a buffer between the Office shown along Markham Street and the single family residences to the north of Markham. This expanded application is proposing a change from this LDR to Office between Ash and Walnut Streets on the south side of A Street. The zoning application that triggered this land use plan amendment is for an Arvest Bank branch location. The amendment site currently has four single family residences and the Taco Bell drive-thru and parking lot. Staff expanded the application to include the whole block as Office. The existing neighborhood near this amendment site is a mixture of office, commercial, multi -family residential, single-family residential and public institutional uses. This area's character is influenced by the proximity of the UAMS campus. This section of Markham Street has several office buildings, banks and restaurants. One block north of Markham transitions into single family residences with a mixture of apartment buildings, some duplexes and single family residences. Many of these residences near Markham appear to be rental units. This application would replace four single family residences, which appear to be rentals, and an apartment complex that is already shown as Office on the Plan with a Planned Office Development for an Arvest Bank. Since half of this site is already shown as Office on the Future Land Use Plan, this is really only a loss of the four residential houses. The apartment complex has been shown as Office for many years now, so it could have redeveloped into an office before now. While staff typically prefers either Suburban Office or Low Density Residential as a buffer between Office or Commercial and Single Family uses, this amendment could be seen as an exception because this area is under the protection of the Midtown and Hillcrest Design Overlay Districts. These DODs will help guide this development to ensure the remaining single family residences are protected. The zoning application is for a rezoning to Planned Office Development. The Planned Development is yet another way for staff to ensure an appropriate site design with respect to the surrounding neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest and Capitol View Stifft Station. Staff has received no comments from area residents. AFF RECOMMENDATIONS: Staff believes the change is appropriate. 3 October 30, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: LU08-04-03 PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) Walter Malone, Planning Staff reviewed the Land Use Plan in the area. Low Density Residential or Suburban Office is usually preferred adjacent to Single Family, however with the two Design Overlay Districts Staff feels like there is adequate protection. The side relationship versus a front -to -front relationship also helps with this. Donnas James of Planning Staff reviewed the related Planned Zoning District, see Z-8405 for a complete minute record. There was a motion to approve the Land Use Plan amendment. By a vote of 8 for 1 against the item was approved. 2 FILE NO.: Z-8405 NAME: Arvest Bank Short -form POD LOCATION: Located on the Northwest corner of West Markham Street and Walnut Street DEVELOPER: Arvest Bank c/o Dickson Flake 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 1.06 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET:O LF CURRENT ZONING: R-5, Urban Residence and R-3, Single-family Residential ALLOWED USES: Multi -family and Single-family PROPOSED ZONING: POD PROPOSED USE: Branch Bank VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning of this site from the current R-5 and R-3, Single-family zoning district to POD, Planned Office Development, to allow the construction of a branch bank. The bank is proposed to contain a maximum of 4,000 square feet with28 parking spaces. Access to the site is from Walnut Street and West Markham Street. No access to the site is planned from A Street. A single ground mounted sign is proposed at the intersection of West Markham and Walnut Street. FILE NO.: Z-8405 (Cont. The site is located within both the Hillcrest Design Overlay District and the Mid -town Design Overlay District. B. EXISTING CONDITIONS: Two multi -family buildings located along West Markham Street and four single-family residences located along A Street occupy the site. West of the site is a restaurant and east of the site are small office buildings and two single family homes. Further east is a property zoned PRD which is used by family members of patients at UAMS as extended stay housing. North of the site are residential uses including one and two family homes. South of the site are the newly constructed UAMS dorms. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and the Hillcrest Residents Association and the Capitol View Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walnut Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of A Street and Walnut Street and at the intersection of Walnut Street and Markham Street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to A Street including 5-foot sidewalks with the planned development. The back of curb should be located 18 feet from centerline. 4. Sidewalks with appropriate handicap ramps are required to be installed along Walnut Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. 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. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2 FILE NO.: Z-8405 (Cont. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A drainage ditch crosses the middle of the property and proceeds under Walnut Street. The pipe system that replaces the ditch cannot be placed under any part of the proposed structure and should be placed in a drainage easement to be accepted as a public facility. The pipe system could also be placed under the canopy structure but only as a private facility. 9. The downstream piping under Walnut Street appears to be undersized and several drainage complaints have been received from downstream properties. At time of building permit submittal, an analysis of downstream drainage system should be conducted to determine the capacity of the drainage system. Improvements under Walnut Street could be warranted. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway off Markham Street cannot exceed 36 feet in width and should be centered in the middle of the property. If you have any questions or desire additional assistance, please contact Bill Henry in Traffic Engineering at 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. Relocation of sewer main by Developer is required prior to construction. The developer may also apply to LRWU to enter into an occupancy agreement to allow the line placement under the canopy structure, subject to LRWU approval. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : 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. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — The West Markham Route. 3 FILE NO.: Z-8405 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office and Low Density Residential for this property. The applicant has applied for a rezoning for Arvest Bank Planned Commercial Development. A Land Use Plan amendment (LU08-04-03) is a separate item on this agenda. Master Street Plan: West Markham Street is a Minor Arterial. "A" Street and Walnut Street are Local Streets. 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 Markham Street since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan. The Zoning Goal states: "Discontinue the current commercial structures that are not appropriate for Markham. Markham has become degraded by the development of a current pattern of suburban development leading to disagreements about appropriate design of structures, use, scale, image, and hours of operation." Landscape; 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average street buffer in the amount of six percent (6%) of the average depth of the property along all streets. 3. The landscape ordinance requires a nine foot (9) wide landscape strip around the sites entirety; this area must be located outside of the public right-of-way area. A variance from this minimal ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. 5. A small amount of building landscaping will be required. 51 FILE NO.: Z-8405 (Cont. 6. An automatic irrigation system will be required to water all of the newly landscaped areas. 7. 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: (October 9, 2008) Mr. Dickson Flake and Mr. Ed Hankins were present. Staff presented an overview of the development stating the site was located within the Hillcrest and Mid -town Design Overlay Districts. Staff stated staff would review the site under both overlays with the emphasis placed on the Mid -town DOD. Staff requested the developer provide building elevations, construction materials, building height and the days and hours of operation. Staff also stated the DOD required the building not have a setback in excess of 20 feet. Staff stated the minimum parking per the typical standards for an office development was the maximum allowed. Staff noted the building was set back in excess of 20 feet and the site plan indicated 25 parking spaces. Staff noted 12 spaces would be the maximum allowed per the Overlay. Staff requested details of the proposed signage. Public Works comments were addressed. Staff stated a 20 foot radial dedication was required at the intersections of the abutting streets. Staff also stated a sidewalk was required along Walnut Street. Mr. Flake stated the developers desired to match the street improvements to the west on A Street. Staff stated this was acceptable. Mr. Flake stated he was concerned with staff's request to relocate the drive on West Markham Street to the center of the property. He stated the current configuration allowed the drive -through exit to flow more freely and with the relocation to the center the site they could not meet the Overlay requirement of placing the building at a maximum of 20 feet from the property line. Staff noted comments from Little Rock Wastewater. Staff stated the developer had provided a revised site plan which had relocated the building away from the sewer main but the current design did indicate one of the drive -through canopies over the sewer main. Staff requested the developer work with Wastewater to resolve their concerns. Landscaping comments were addressed. Staff stated street trees were required. Staff stated since the site was located within the designated Mature Area the landscape strip could be reduced to six feet nine inches. Mr. Hankins questioned if the Mature Area allowed a reduction in the required interior landscaping. Staff stated the Mature Area did not allow a reduction in the required interior landscaping. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional 61 FILE NO.: Z-8405 (Cont. information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant has provided details for the proposed signage, provided building elevations, construction materials, building height and the days and hours of operation. The site is located within both the Hillcrest and Mid -Town Design Overlay Districts but is being reviewed under the Mid -town Overlay. The applicant is seeking variations from the Mid -town Overlay to allow additional parking, the removal of trees and an increase in the building setback. The overlay requires for new construction, at least sixty (60) percent of the ground floor level facing internal pedestrian public circulation areas or streets to be glass -windows, entry features, or displays. The primary facade of the building is be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. All buildings are to maintain a distinction between upper and lower levels and any elevation greater than eighteen (18) feet in height must contain an architectural treatment, which visually divides the structure into "stories". All wall projections or recesses must be a minimum of three (3) feet deep and a minimum of twenty (20) contiguous feet and must not extend over twenty (20) percent of the facade. Arcades, display windows, entry areas or awnings must exist along at least sixty (60) percent of the facade. The developer has provided building elevations for the structure. The building is a single story building with a maximum height of 26 feet. The building is proposed 50 feet deep with a width of 95 feet. The building has a bump -out on the front facade to create the entry into the building. Windows are provided along the West Markham Street and Walnut Street facades. The elevations provide awnings along these facades as well. The primary entrance to the building is oriented to West Markham Street as required by the Mid -town DOD. The ordinance typically requires the placement of customer entrances on all sides of the building that face abutting public rights of way. For security reasons, the building will have only one customer entrance on West Markham Street. The arterial street located adjacent to the site is West Markham Street. The site plan indicates the building fronting West Markham. Exterior building materials and colors have been provided. The construction materials proposed are canvas awnings, gooseneck light fixtures, brick and EFTS. The colors are proposed as neutral tones. The mechanical equipment will be screened per the typical ordinance requirements. There are no objects or projections over the public right of way. The parking is proposed on the sides and rear of the building. The building height will not exceed 35-feet, as typically required for small lot development per the Overlay. R FILE NO.: Z-8405 The front building setback is proposed as 58 feet. The DOD states Building setbacks from adjacent property lines and street rights -of -way shall be: (1) Front yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical. (2) Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet and (3) Rear yard setback may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the rear yard shall have a setback of not less than twenty-five (25) feet. The building has been placed at 58 feet on the front property line, 61 feet from the eastern property line, 71 feet from the rear property line and 30 feet from the eastern property line. The front building setback is in violation of the typical DOD standards. According to the applicant the Public Works Department is requiring the placement of the West Markham Street driveway in the center of the lot. With the requirement of the drive placement in this location the 20 foot setback is unobtainable. The driveways are indicated to meet the typical DOD standards. The site plan indicates connectivity and pedestrian walkways through the parking lot. All on -site utilities will be buried. All lighting will comply with the DOD standards. The applicant is not proposing to bury utilities located along the boundary streets. The trash enclosure is proposed in the rear of the site and screening will be placed per the typical ordinance standard. The hours of dumpster service have not been identified. Staff recommends the hours of service be limited to daylight hours. The hours of service for the banking facility are 7:00 am to 7:00 pm Monday through Friday and from 7:00 am to noon on Saturday. Parking requirements within the district are allowed at fifty (50) percent of that required by Article VIII. Per the Overlay the maximum allowed parking shall be the minimum standard established in Article VIII. No on -street parking is allowed on West Markham Street. No parking is allowed in the "front yard setback" area. The Overlay would typically allow a maximum of 12 parking spaces. The site plan indicates the placement of 25 parking spaces. According to the applicant the bank typically has eight to ten employees on the site and feels the remaining spaces are necessary for adequate customer parking. Per the Overlay, monument signs are to identify the development and be limited to seventy-two (72) square feet in area and six (6) feet in height for developments greater than one (1) acre. Building signage is to comply with signage allowed in office zones. A note on the site plan states a single ground mounted monument style sign will be located near the intersection of West Markham and Walnut Streets. The sign is proposed with a maximum height of six feet and a maximum sign area of 72 square feet. Building signage will not exceed ten percent of the facade area of the facades facing abutting streets. The site plan indicates the placement of street buffers and landscape strips per the typical ordinance standards. The site is located within the designated mature area of the City allowing the street buffer along Walnut Street to drop to the 7 FILE NO.: Z-8405 (Cont.) indicated seven feet. The landscape strip along the western property line is 9 feet to comply with the minimum landscape ordinance requirements. The street buffer along West Markham Street exceeds the 15 foot minimum requirement. Street trees will be placed per the typical DOD standard. Street trees a minimum of three-inch caliper will be placed two (2) feet off the back of curb and thirty (30) feet on center. The canopy will maintain an eight -foot clearance and a four -foot planter strip will be maintained. The site plan indicates the removal of six trees greater than fourteen (14) inches in diameter. Four trees will be maintained, two on West Markham and two on A Street. The site plan does not indicate the maintenance of a 50 foot buffer around the trees. The developer has indicated all proper measures will be taken to ensure the vitality of the trees. The site plan indicates construction within an existing easement. The developers have indicated an abandonment request will be pursued upon final approval of the site plan. Staff is supportive of the request. The site is located adjacent to office uses to the east, a restaurant to the west and the UAMS campus to the south. Although the site plan indicates the development inconsistent with the development criteria established in the Mid -Town Design Overlay District, the site is complying with a number of typical standards established. The variations are to allow an increased building setback, to allow an increased number of parking spaces and to remove trees in excess of 14-inches in diameter. Although staff feels these are important, staff does not feel these variations will significantly impact the area if developed as proposed. I. STAFF RECOMMENDATIONS: 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: (OCTOBER 30, 2008) The applicant was present. There were 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. Mr. Dickson Flake addressed the Commission on behalf of the applicant. He stated also present were Robert Brown and Ed Hankins of the Engineering and Design Firm. He stated the development was a branch bank as indicated by staff. He stated the development as proposed to meet most of the requirements of the Mid -Town Overlay and the Hillcrest Overlay. He stated there were variations but felt the development met the intent of the DOD's. FILE NO.: Z-8405 (Cont.) Mr. Craig Berry addressed the Commission in support. He stated he was representing the Mid -Town Advisory Group. He stated the group had reviewed the plans and were in support of the request. He stated he felt the development met the spirit of the overlay district. The chair called Kristian Penderson and Benjamin Thielmier indicating they had provided a card in opposition. They were no longer present. The Commission discussed the site plan and the need for the indicated parking. Mr. Flake stated the bank had reduced the number of spaces typically required and he did not feel they would be amenable to reducing the parking any further. Commissioners Rector and Adcock lead the discussion concerning the removal of two to three parking spaces along A Street to help ensure the livability of the trees located along A Street. They indicated with the parking as proposed the trees would not be saved. Mr. Robert Brown stated he would contact Arvest prior to the item being considered by the Board of Directors to encourage then to remove the three parking spaces in question to assist in maintaining the trees on A Street. There was no further discussion of the item. The chair entertained a motion for approval as recommended by staff. The motion carried by a vote of 8 ayes, 1 noes, 1 absent and 1 open position. 1