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HomeMy WebLinkAboutZ-8445 Staff AnalysisFILE NO.: Z-8445 NAME: C Street Surgery Center Short -form PD-O LOCATION: Located at 5910 C Street DEVELOPER: University Properties 409 North University Avenue Little Rock, AR 72205 ENGINEER/SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.45 acres NUMBER OF LOTS: 1 Zoning Lot CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PD-O PROPOSED USE: Surgery Center OVERLAY DISTRICT: Mid -Town Design Overlay District VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The property is located near the intersection of C Street and University Avenue. The property currently contains two occupied single-family residences. The developers are seeking a rezoning of the property to allow the removal of the homes and the construction of a new 8,780 square foot survey center. The center will contain four (4) operating rooms and ten (10) prep and recovery rooms. Two (2) doctors will operate from the facility. The proposal includes an existing parking lot located immediately west of this property. The doctors currently own this parking lot and intend to utilize this parking area as the required parking for the surgery center. The parking lot contains 35 parking spaces. The applicant is proposing to only include one-half FILE NO.: Z-8445 (Cont. of the parking lot with the application request resulting in 19 on -site parking spaces. A parking lot located to the south of the site is proposed to provide parking for staff. The off -site parking provided is 40 spaces. B. EXISTING CONDITIONS: There are occupied single-family homes located on the two lots proposed for rezoning. The parking lot area located to the west of the two homes is currently zoned R-3, Single-family and is also proposed for rezoning as a part of this PD-O. To the north are single-family homes and to the east are two additional homes. An area zoned PD-O located north of the parking lot has been developed as parking to serve the doctors offices to the west. South of the site is the Mid-towne Shopping Center and southeast are single-family homes and multi -family housing. West of the site is a parking area serving the medical offices fronting North University Avenue. 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, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents 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 C Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to C Street including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline of the street and match the curb of the property to the west. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 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. P" FILE NO.: Z-8445 6. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 7. Measures to control an increase in stormwater drainage should be implemented to not cause damage onto adjacent property from the increased impervious area. 8. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 9. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. The circle drive should be one way. Enter from the east driveway and exit on the west driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. 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. A water main extension and additional fire hydrant(s) will be required to provide adequate fire protection to this facility. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Additional fire hydrants maybe required. Contact Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 FILE NO.: Z-8445 Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from R-3, Single-family to Planned Development Office to allow the construction of a medical office/surgery center. A Land Use Plan amendment (LU09-04-01) a change from Multi Family to Office is a separate item on this agenda. Master Street Plan: C Street is shown as a Local Street. 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. Their Zoning and Land Use goal states: "Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is once again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses." Landscape: 1. An eleven foot seven inch (117') foot land use buffer is required along the northern perimeter of the site. A six foot nine inch (69") land use buffer is required along the sites eastern perimeter. Easements cannot count toward full -filling this requirement. Seventy percent (70%) of the buffer area is to remain undisturbed. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least seven and one-half (7 '/2) feet in width. Interior islands must be a minimum of one hundred and fifty (150) square feet in area to qualify towards the minimum landscape ordinance requirements. 3. Street trees are required per the Mid -town DOD. 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. 4. A street buffer of six feet nine inches (6'9") is required adjacent to the proposed building construction site in accordance with the Landscape Ordinance. ►I FILE NO.: Z-8445 (Cont. 5. The landscape ordinance requires a minimum landscape strip of three feet (3) to be located between the parking lot and the building. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT- (April 9, 2009) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were additional items necessary to complete the review process. Staff stated the site was located within the Mid -Town Design Overlay District. Staff requested development information related to the DOD standards to establish the areas of compliance with the DOD. Staff noted any variation from the DOD was to be approved by the Planning Commission and the Board of Directors through the adoption of the ordinance and the site plan for the development. Staff noted the parking lot located to the east of the surgery center was to also be included in the overall review. Staff requested the legal description of the parking lot be added to the site plan and survey. Public Works comments were addressed. Staff stated there were drainage concerns from the existing parking lot and the sheet flow of water onto the adjacent property owners. Staff requested Mr. White provide the direction of flow and all storm water flows entering and leaving the property. Staff also requested Mr. White provide a sketch grading and drainage plan. Staff stated the circle drive indicated on the site plan be a one-way drive. Staff stated the drive should enter from the east and exit on the west. Landscaping comments were addressed. Staff stated screening was required along the northern and eastern perimeters of the site. Staff stated a small amount of building landscaping would be required. Staff noted street trees would be required per the Mid -Town DOD. Staff stated the generator was shown on the north side of the building adjacent to the single-family zoned and used property. Staff requested limits be placed on the hours of testing the generator similar to the limits placed on the dumpster hours of service. 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. 5 FILE NO.: Z-8445 (Cont. R ANALYSIS: The applicant submitted a revised cover letter and site plan to staff addressing a number of the issues raised at the April 9, 2009, Subdivision Committee meeting. The revise plan indicates the east one-half of the parking lot located on the west side of the proposed surgery center to be included in the proposed rezoning request. Staff feels the entire parking lot should be included in the rezoning request. The drive is a two-way drive and it will be difficult to separate patient and staff parking. The parking lot is zoned R-3, Single-family and was approved by the Board of Adjustment for construction of the parking lot a number of years ago. The parking lot was not constructed until three years ago. The rezoning of the entire parking lot along with this request will bring continuity to the zoning of this area. The applicant has provided a sketch grading and drainage plan. The plan indicates predevelopment and post -development water flows. On the north side of the property the Q25 Undeveloped is 2.9 cfs and the Q25 Developed is 1.9 cfs. On C Street the Q25 Undeveloped is 1.2 cfs and the Q25 Developed is 3.0 cfs. The developer has indicated all roof drains will be routed to C Street. The site plan indicates the flume located on the western parking lot will be redirected to allow the water to flow eastward and be swaled in order to disperse the water in an even manner rather than a single point of discharge. The drive in front of the building is indicated as a one-way drive as requested by Public Works staff. The drive width will allow for two lanes to allow passing and not require automobiles to stack in the driveway. The revised site plan has not relocated the generator from the north face of the building. The hours of generator service have been limited to daylight hours and most likely be on Wednesday at noon. Staff feels the limits of generator service should be limited to the hours indicated by the applicant. The development is proposed with construction of a new surgery center containing 8,870 square feet. The total landscaped area proposed is 12,225 square feet or 38.2 percent of the site. The paved area proposed is 11,035 square feet or 34.4 percent of the site. Two doctors will operate from the facility. There are two operating rooms proposed and ten prep and recovery rooms. The applicant has indicated the east one-half of an existing parking lot containing 19 parking spaces to serve the surgery center. The hours of operation are from 7 am to 5 pm daily. The property being considered for rezoning is located within the Mid -town Design Overlay District. The ordinance has various development standards related to building setbacks, heights, construction materials and building appearances. The facade treatment for new construction requires a minimum of 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets l FILE NO.: Z-8445 (Cont. be glass -windows, entry features or displays. The applicant has indicated 40 percent of the front of the building will be glassed. The intent of the developer is to construct an office building with a residential flair. According to the developers to meet this goal it is difficult to provide 60 percent of the facade with glass features. The primary fagade of the building will be oriented parallel to the street. The building is proposed as a singe story building. No wall projections or recesses are proposed on the structure along the sides or rear wall. The front of the building will have a projection extending to a covered canopy to be used for patient drop-off and pick-up. The sides of the building is proposed 108 liner feet. The building is not proposed with breaks in the building to visually break the mass since the structure is so close to the 100-foot standard established by the ordinance. The roof is proposed with a pitched roof and architectural shingles, once again to provide a residential character to the structures. The exterior construction material proposed is a brick fagade. Additional materials include materials as allowed per the Mid -town DOD or wood, stone, tinted stucco and will be neutral tones. The maximum building height proposed is 35 feet. The canopy is proposed 12.7 feet from the right of way on C Street. The eastern side and rear yard setbacks, where abutting single-family zoned and used property, are 22 feet and 30 feet respectively. The DOD allows for a side yard setback of four (4) feet and a rear yard setback of twenty-five (25) feet. A six-foot screening fence is proposed along these two property lines to provide the required screening in this area. A sidewalk has been provided along the eastern edge of the existing parking lot. A sidewalk will be constructed on C Street in the right of way in front of the new building. A right of way dedication of 30 feet from centerline will be provided to the City along the frontage proposed for the new surgery center. A single monument sign is proposed within the front landscaped area of the new surgery center. The sign is proposed six feet in height and twenty-four square feet in area. The development is proposing landscaping for the new construction consistent with landscaping required per the Mid -town DOD. A landscape strip of 12.9 feet is proposed on C Street. The applicant is not proposing any modification or addition of landscaping within the existing parking lot area. The site contains a number of trees greater than 14 inches in diameter as measured by the ordinance. The developer desires to save a number of these trees but anticipates removal of three to four of the trees above 14 inches. These trees are located within the building footprint and are impossible to save and still allow the new construction. Lighting will conform to the lighting standards as established in the Mid -town DOD. 7 FILE NO.: Z-8445 (Cont. Below list the requirements of the Mid -Town DOD and the applicant's proposal related to each of the items: Midtown Overlay District Applicant's Proposal i planned zoning district process all be required for a new development, redevelopment exceeding 50 percent of the structure's current replacement value based on its configuration at the time of the DOD's adoption, and for expansion of existing developments exceeding 50 percent of the structure's current square footage at the time of the DOD's adoption. Routine repairs, maintenance and interior alterations to accommodate existing, expanding or new tenants within the existing building envelope shall not require compliance with Chapter 36, Article 10 (Midtown Design Overlay District). The proposed planned zoning development shall be reviewed to realize a development plan that is consistent with the purpose and intent of the Midtown Design Overlay District. For a new development or structure of over 100.000 square feet (excluding structured parking), a mix of uses must be provided. This mix may occur either under the same roof or in adjacent structures as part of a common development. In order to be considered a mix, the new development must either: Devote the majority of its leasable ground floor space to a secondary use i.e. retail in a multi -story office building; or Devote ten percent of the gross leasable area of a single building to the secondary use i.e. residential on the upper levels of a multi -story office, retail or institutional building, or A planned zoning development being requested. pplicable. E: FILE NO.: Z-8445 (Cont. Devote fifteen percent of —the —gross leasable area to a secondary use in a separate building constructed and occupied at the same time as the primary structure i.e. a restaurant on a pad adjacent to an office building. he ---Mid - wn Design Overlay District requires developments in excess of 200,000 square feet to contain a residential component. The residential may be in the same structure or a separate structure, as long as the separate structure is part of the overall development and the overall development is built simultaneously. For any development constructed in phases, a portion of the secondary uses shall be included in the initial phases. Not Applicable. Fagade treatment — for new The development is indicated with 40% construction at least 60 percent of the of the front facade as glass -windows ground floor level facing internal and entry features. pedestrian public circulation areas or streets shall be glass -windows, entry Variation from the DOD. features or displays. The primary fagade of a building shall be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. The primary facade of the building is oriented to the street. Buildings shall maintain a distinction The building is a single story building. between upper and lower levels; an elevation greater than 18 feet in height shall contain an architectural treatment, which visually divides the structure into stories. Wall projections or recesses a minimum of three feet deep and a minimum of 20 continuous feet not to extend over 20 percent of the fagade shall be required. Arches, display windows, entry areas or awnings shall exist along at least 60 percent of the facade. No wall projections are proposed. Arches, display windows, entry areas or awnings are not proposed to exist along at least 60 percent of the fagade. 9 FILE NO.: Z-8445 (Cont. E.ntryway - 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. NII sides of buildings that face abutting )ublic or private rights of way, except alleys, shall feature at least one ,ustomer entrance. levations - No elevation facing an arterial or greater street shall be crimarily used as a service entry or )therwise be treated as the rear of the Structures. Vew construction wider than 100 linear feet shall be visually massed so as to creak the structure visually. Rooflines shall be varied with changes n height every 100 liner feet in building ength. 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, wood, stone, tinted, stucco, EIFS (Exterior Insulation Finish System) concreted masonry units. Fagade colors - shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. The primary entrance is p fronting C Street. The front entrance is clearly defined and a canopy is proposed as a feature to allow covered drop-off and pick-up of patients. Not applicable. Not applicable. The sides of the building exceed this typical requirement; 108 feet. The developer is not proposing any breaks in the building or variation in the roofline. A pitched roof is proposed with architectural shingles to maintain a residential character of the building. The development is proposed to compliment near by developments. The primary construction materials will be brick. Predominant exterior building materials The predominate exterior building shall not be smooth -faced concrete materials will not be concrete block, 10 FILE NO.: Z-8445 (Cont. block, tilt -up concrete prefabricated steel panels. Projection s Awnings shall not project more than Live (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. applica of applicable. Building height — No building hereafter Not applicable. erected or structural altered shall exceed a height of 60 feet, except as provided below. Structures may have a greater height as follows, and these bonuses may be cumulative: Any structure that is certified by CATA Not applicable. as provide a portion of the structure for mass transit is entitled to add 15-feet. Structures with a mix of uses with the Not applicable. street -level primarily devoted to retail uses and at lease 50 percent of these uses having direct access to the street, is entitled to add 25 feet to the structure; alternately a development with an integrated parking facility substantially located within the footprint of the primary structure, is entitled to add 25 feet to the structure. 11 FILE NO.: Z-8445 (Cont. Notwithstandin ithe foregoing, any The maximum building height structure located north of West proposed is 35 feet. Markham Street and east of University shall be limited to a hei ht of 35 feet. Building setbacks from property lines and street rights of way shall be: Front yard setbacks may be zero but will not be more than 20-feet excepting The canopy has a front setback of 12.7 feet. in those cases where grade changes make such setbacks impractical. Side yard setbacks may be zero except The east side yard is adjacent to where adjacent to lots containing single-family zoned and used property. single-family detached structures. In The rear yard setback is proposed at this case the side yard setback shall be 22 feet. a setback of not less than four (4) feet. Rear yard setback may be zero, except The rear yard is where adjacent to lots containing family zoned and single-family detached structures. In rear yard setback this case the rear yard setback shall feet. have a setback of not less than 25-feet. Driveways. Sidewalks and Alleys — Not Driveways and internal circulation streets must have lanes at least ten feet in width, but not more than 12 feet excepting that width needed for bike lanes or special pedestrian accommodations. Intersections of internal arives or streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. Access driveways running parallel with the street shall not create a four-way intersection within 125 feet of the ultimate curb line of the public street. No more than one curb cut per block face shall be permitted. Driveways and parking lot entrances -exit shall be combined and where appropriate located in alleys. Sidewalks and Pedestrian walkways — AII driveways and internal streets shall 0 e icable. e. adjacent to single - used property. The is proposed at 30 The site plan indicates a circular drive to serve the surgery center. The drive will be one way entering from the east and exiting to the west. of amlicable. 12 FILE NO.: Z-8445 (Cont. 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 10 feet in width. Protected pedestrian walkways sha 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. Alleys -- shall not be more than 20-feet wide unless needed for emergency access. Where an alley runs along a property line, it shall be screened from the adjacent property by a permanent wall of high quality materials compatible with neighboring buildings. All new utilities for developments within the District shall be buried. All new developments shall underground all Utilities ❑nsite or within adjacent public right of way wherever determined by the utility agency to be feasible. Trash enclosures shall be located in alleys wherever available or in common service areas for multiple developments. In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian. Dumpster screening shall comply with Section 36-523. M- ot app e. applicable. All utilizes on the site will be underground. The existing overhead utilities will not be placed underground with this development. Not applicable. There is no dumpster located on this site. Parking facilities — wherever feasible, Not applicable. multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities 13 FILE NO.: Z-8445 (Cont. of 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15 of the code or a structure from other vehicular areas and having no more than one vehicular connection to another surface parking area. Surface parking areas should be broken up or distributed around large structures so as to shorten the distance to other buildings and public sidewalks. For corner lots, parking is allowed along the side street frontage. Parking requirements within the District shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. 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 provided by an existing parking lot located to the west. Joe White- White-Daters and Associates states - The surgery center is being relocated from the existing GAPA buildings to this new facility. This will allow space for two more physicians. As a civil engineer, planner and parking demand analyst the existing parking should be adequate for the use. The surgeries will be done in the moming with patient visits in the afternoon. This will eliminate the need for additional parking. The parking on the south side of C Street is also used for this facility. Staff parks south of C Street and patients and physicians park on the north side of C Street. Not applicable. 14 FILE NO.: Z-8445 Cont. No parking shall be allowed in the front Not applicable. yard setback area. Parking garage design — Parking Not applicable. facilities should be designed consistent with the overall project design. Where possible, other uses, residential or commercial should be used to wrap or otherwise block the view of a parking garage. Signage — Signage shall comply with Article X except as follows — No off -site advertising signs are permitted. No pole mounted signs are permitted. Monument signs are to identify the development and be limited to 72 square feet in area and 6 feet in height for developments greater than one acre. For sites less than one acre monument signs may be up to twenty- four square feet in area and six feet in height and must be located as a part of the required landscape area of the parking lot. Signage integrated into free-standing vertical structures whose design theme and materials are directly related to the primary development may be submitted for approval under the PZD process if located along University southerly of Lee. No single elevation or face of such a structure shall be more than 400 square feet. No street buffer or landscaping is 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. A sign six feet in height and 24 square feet in area is proposed to serve the office use. Building signage will comply with signage allowed in office zones or a maximum of ten percent of the fagade area. Landscaping Tor me ouiiaing construction will comply with the typical ordinance standards. No new landscaping is proposed for the existing parking lot. Land use buffers shall only be provided Land use where single-family and duplex use or consistent zoning is the abutting use. In those standards o cases where a land use buffer is perimeters. required, buffers shall be the same as those for multi -family uses in Section 36-522(b)(1). In areas where terrain variation is great or other features result in the loss of privacy, alternative buffers are provided with the typical ordinance n the northern and eastern 15 NO.: Z-8445 (Cont. designs and massing shall be considered. Common use areas and plazas shall be Not applicable. a minimum of 300 square feet for 30,000 square foot structures. For each additional 5,000 square feet or portion thereof, a minimum of an additional 50 square feet of plaza area is required. Surface parking lots shall meet all No new parking areas are proposed. current landscape requirements. The parking to serve the development exists. Street trees shall be a minimum of Street trees will be installed as 3-inch caliper and shall be 2 feet off the required. back of curb, 30 feet on center. The canopy shall be maintained with an 8 foot clearance. A four foot planter strip shall be maintained. Common use areas and plazas shall be maintained by a common authority. Attempts shall be made to maintain vegetation, trees, bushes, in undisturbed conditions to serve the aesthetic, recreational and ecological needs of the district. Trees planted in these areas shall be a minimum of two inches in caliper and ten feet in height. Trees greater than 14 inches in diameter, measured at 4 '/2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50 feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. applicable. Three to four trees greater tl diameter will be removed to building construction. an14"in allow the Lighting shall conform to the design Lighting will conform to the standards overlay district standards. The intent is established in the DOD. to prevent light from commercial developments from excessively illuminating the property in question, other properties or the night sky. Only light fixtures, which are categorized as full cut-off fixtures shall be permitted. 16 FILE NO.: Z-8445 (Cont. The use of fully shielded floodlig permitted but not encouraged. are The ordinance provides far the following specific standards for lighting intensity based upon the activities performed involved. Values are presented in allowable foot candles (fc) maintained (measured horizontally) at grade and are to be averaged throughout the site to avoid hot spots, i.e. areas of extreme light intensity relative to the remainder of the site. Pedestrian areas/sidewalks Minimum 0.2 fc Maximum 1.0 fc Building entries Minimum 1.0 fc Maximum 10.0 fc Street lighting Minimum 0.2 fc Maximum 1.0 fc Parking area Minimum 2.0 fc Maximum 4.0 fc Playgrounds Maximum 5.0 fc Sports grounds Maximum 20.2 fc Site perimeter Maximum 0.5 fc Lighting will conform to the standards established in the DOD where applicable. Gas station canopies shall be Not app illuminated at a maximum luminance of thirty (30) fc and individual fixtures shall be flush mounted or have the canopy edge below the lowest light -emitting point on the fixtures. All existing gas station canopies that exceed this standard shall be made compliant within seven (7) years of the date of adoption of this article. Up lighting may be used to illuminate a I L building, landscaping element or I e architectural feature, provided the liahtina design has a maximum 1 e. Ling will conform to the standards blished in the DOD. 17 FILE NO.: Z-8445 (Cont. luminance of twelve (12) fc, measured in a vertical plane. Down lighting is preferred. A lighting plan shall be suommea Tor staff review and approval prior to issuance of building permits. The plan shall contain the following information: An area lighting plan, drawn to scale, indicating all structures, parking lots, building entrances, vehicular and pedestrian traffic areas, vegetation that may interfere with lighting, and adjacent land uses that may be adversely impacted by the lighting. The plan shall contain a layout of all proposed fixtures by location, orientation, aiming direction, mounting height and type. The submission shall include, in addition to proposed area lighting, all other exterior lighting, e.g., architectural, building entrance, landscape, flagpole, sign, etc. A ten -foot by ten -foot luminance grid (point -by -point) of maintained foot- candles overlaid on the site plan plotted out to 0.0 foot-candles, which demonstrates compliance with light intensity standards. Property, if for any reason, that cannot be developed without violating the standards of this article shall be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. Lighting will conform to the standards established in the DOD. The property is being considered as a PZD. Staff is supportive of the request. The site is located adjacent to office uses to the west and the Mid -town Shopping Center to. the south. Southeast of this site, at the intersection of C. and Pierce Streets, is an area currently zoned 0-3, General Office District. Staff feels the office use allows for a stepping down of intensity. The building is proposed constructed residential in character to allow a transition from the office and commercial uses located along North University Avenue to the single-family uses located east of this site. The building has been It.] FILE NO.: Z-8445 Cont. placed to allow an increased buffer along the eastern perimeter to offer protection to the single-family homes. The developers are not proposing the addition of any new parking to serve the surgery center but are planning to utilize an existing parking lot. 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 primary variations are to allow less than 60% of the front of the building to be glassed and to remove trees in excess of 14-inches in diameter. Although staff feels these are important considerations, staff does not feel these variations will significantly impact the area if developed as proposed. The developer have indicated a commitment to reduce the water run-off on the properties located to the north by developing the site in such a manner that all drainage from the proposed building and circular driveway are directed to C Street. The developers have also agreed the flume at the north end of the existing parking lot will be re -directed to the east and into a vegetated swale running east -west along the north side of the proposed building. At the time of development the developer will supply a new culvert to replace the existing damaged culvert located along C Street. The City will install the culvert with City work forces and equipment. When construction is ready to begin, the developer will request the City clean the existing ditches along C Street and Pierce Street. Staff feels the drainage as proposed will lessen the impact of the existing water run-off on the properties located to the north. The only issue remaining is the applicant's request to only include the east one-half of an existing parking lot located west of the proposed surgery center in the rezoning request. Staff feels the entire parking lot should be included in the rezoning request. As noted above the rezoning of the parking area through this PD-O request will recognize the existing use and allow continuity in the zoning pattern. To staff's knowledge there are no other outstanding technical issues associated with the request. I. STAFF RECOMMENDATION - Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and as noted in paragraph H of the above agenda staff report. Staff recommends the entire parking lot and not just the east one-half of the parking lot be included in the rezoning request. Staff recommends the hours of service for the generator be limited to noon on Wednesdays as proposed by the applicant. PLANNING COMMISSION ACTION: (APRIL 30, 2009) 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, F and as Wel FILE NO.: Z-8445 (Cont. noted in paragraph H of the agenda staff report. Staff presented a recommendation the entire parking lot and not just the east one-half of the parking lot be included in the rezoning request. Staff presented a recommendation the hours of service for the generator be limited to noon on Wednesdays as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. Qi7 April 30, 2009 ITEM NO.: 5 FILE NO.: LU09-04-01 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location: the north side of C Street, just east of University Avenue Reacesi Multi Family to Office Source: University Properties PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Multi Family to Office. Office represents services provided directly to consumers as well as general offices which support more basic economic activities. The applicant is proposing to remove the two houses on this property in order to build a medical office. EXISTING LAND USE AND ZONING: The property is currently zoned R-3 Single Family District. Two single family houses and an existing parking lot are located on this property. The property immediately west of this site is zoned 0-3 Office and is occupied by several different medical offices and their adjoining parking lots. North of this amendment site is zoned R-3 Single Family District for single family residences, which are occupied and in good repair. To the northeast is zoned Planned Residential Development for a group of condominiums. South of the amendment site is zoned Planned Commercial Development for the Midtown Mall shopping center. To the southeast of this site is zoned R-5 Urban Residence District, but the land is developed with three single family houses. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown as Multi Family on the Plan and has been shown as this since 1999. It was amended as part of a large package in 1999 from Office to Multi Family in an effort to keep the Office facing University and not C Street. The Multi Family extends north and east of this site. The property to the west is currently shown as Office. The property on the south side of C Street is shown as Mixed Use and Multi Family. On May 18, 2004, another change was approved for this area. The property known as the Midtown Mall at the northeast corner of University and Markham Street was amended from Office and Multi Family to Community Shopping for the new shopping center. April 30, 2009 SUBDIVISION ITEM NO.: 5 (Cont.)_ FILE NO.: LU09-04-01 MASTER STREET PLAN: C Street is shown as a Local Street. 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. PARKS: The site is within eight blocks of a park area according the Master Parks Plan. The War Memorial park complex is located to the southeast of this site. HISTORIC ❑#STRICTS: 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. Their Zoning and Land Use goal states: "Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is one again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses." ANALYSIS: This area has been shown as Multi Family on the Land Use Plan since 1999. The western portion of this amendment site, which is currently a parking lot, was amended from Office to Multi Family in 1999. Since that time, this area has seen new development by way of the Midtown Mall just south of this application area. The addition of the Midtown Mall to the area has brought much more traffic to C Street with it being one of the main entrances into the shopping center. Midtown Mall also changed the scale of the buildings in this vicinity. Where there used to be single family residences there are now large scale commercial buildings and a large parking lot. The massing of the buildings in the Midtown 2 April 30, 2009 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: LU09-04-01 Mall are significantly larger than either the medical offices on University or of the single family residences on C Street. The residences remaining on C Street are now surrounded on the west with Office uses and the south with Commercial uses. While some new condos have been built in this area, the majority of C Street between University and Pierce Street has been changed to office or commercial use. Medical offices have been in place just west of this application area for many years. This application reflects an extension of these office uses. Southeast of this location at the corner of Pierce and C Streets is vacant and zoned 0-3, but it is still shown on the Future Land Use Plan as Multi Family. There is not much undeveloped land in this vicinity that is shown as Office on the Plan. University Avenue has had new offices built just north of this site and is home to many medical offices. This application would bring this trend of medical offices further east off of University onto C Street. This portion of C Street is in transition and has a variety of uses. There is a condominium development at the southwest corner of Lee Avenue and Pierce Street. It is a relatively new development and appears to be fully occupied. Across University Avenue is a high rise apartment complex that seems to be in good condition. This area is also covered by the Midtown Design Overlay District. The purpose of this DOD is to "create a quality vital atmosphere for businesses (commercial or office) and residents. Buildings, parking areas, signage, landscaping and street furnishings should all be designed to complement and encourage pedestrian use both day and evening:' The ULI Redevelopment Plan for Midtown done in 2006 addresses redevelopment for the Midtown area and states: "Many basic retail and service needs of the adjacent neighborhoods are underserved or entirely unmet. Further, institutional users in Midtown —primarily hospitals and higher education -- need office space and other facilities for the professionals who want to be located near them" NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Hillcrest. Staff has received no comments from area residents. STAFF RECOMMENDATIONS. Approval. PLANNING COMMISSION ACTION: (APRIL 30, 2009) This item was placed on the consent agenda for approval. By a vote of 9 for 0 against the consent agenda was approved. 3 April 30, 2009 ITEM NO.: 5.1 FILE NO.: Z-8445 NAME: C Street Surgery Center Short -form PD-O LOCATION: Located at 5910 C Street DEVELOPER: University Properties 409 North University Avenue Little Rock, AR 72205 ENGINEERISURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.45 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES PROPOSED ZONING PROPOSED USE Single-family Residential -m Surgery Center OVERLAY DISTRICT: Mid -Town Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property is located near the intersection of C Street and University Avenue. The property currently contains two occupied single-family residences. The developers are seeking a rezoning of the property to allow the removal of the homes and the construction of a new 8,780 square foot survey center. The center will contain four (4) operating rooms and ten (10) prep and recovery rooms. Two (2) doctors will operate from the facility. The proposal includes an existing parking lot located immediately west of this property. The doctors currently own this parking lot and intend to utilize this parking area as the required parking for the surgery center. The parking lot April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. FILE NO.: Z-8445 contains 35 parking spaces. The applicant is proposing to only include one-half of the parking lot with the application request resulting in 19 on -site parking spaces. A parking lot located to the south of the site is proposed to provide parking for staff. The off -site parking provided is 40 spaces. B. EXISTING CONDITIONS: There are occupied single-family homes located on the two lots proposed for rezoning. The parking lot area located to the west of the two homes is currently zoned R-3, Single-family and is also proposed for rezoning as a part of this PD-O. To the north are single-family homes and to the east are two additional homes. An area zoned PD-O located north of the parking lot has been developed as parking to serve the doctors offices to the west. South of the site is the Mid-towne Shopping Center and southeast are single-family homes and multi -family housing. West of the site is a parking area serving the medical offices fronting North University Avenue. 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, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents 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 C Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to C Street including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline of the street and match the curb of the property to the west. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 2 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 E 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. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 7. Measures to control an increase in stormwater drainage should be implemented to not cause damage onto adjacent property from the increased impervious area. 8. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 9. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. The circle drive should be one way. Enter from the east driveway and exit on the west driveway. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : Approved as submitted. 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. A water main extension and additional fire hydrant(s) will be required to provide adequate fire protection to this facility. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Additional fire hydrants maybe required. Contact Little Rock Fire Department for additional information. K, April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont.) FILE NO.: Z-8445 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from R-3, Single-family to Planned Development Office to allow the construction of a medical office/surgery center. A Land Use Plan amendment (LU09-04-01) a change from Multi Family to Office is a separate item on this agenda. Master Street Plan: C Street is shown as a Local Street. 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 Street'. 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. Their Zoning and Land Use goal states: 'Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is once again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses." Landscape: 1. An eleven foot seven inch (117) foot land use buffer is required along the northern perimeter of the site. A six foot nine inch (69) land use buffer is required along the sites eastern perimeter. Easements cannot count toward full -filling this requirement. Seventy percent (70%) of the buffer area is to remain undisturbed. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least seven and one-half (7 '/2) feet in width. Interior islands must be a minimum of one hundred and fifty (150) square feet in area to qualify towards the minimum landscape ordinance requirements. Il April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. FILE NO.: Z-8445 3. Street trees are required per the Mid -town DOD. 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. 4. A street buffer of six feet nine inches (69) is required adjacent to the proposed building construction site in accordance with the Landscape Ordinance. 5. The landscape ordinance requires a minimum landscape strip of three feet (3) to be located between the parking lot and the building. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (April 9, 2009) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were additional items necessary to complete the review process. Staff stated the site was located within the Mid -Town Design Overlay District. Staff requested development information related to the DOD standards to establish the areas of compliance with the DOD. Staff noted any variation from the DOD was to be approved by the Planning Commission and the Board of Directors through the adoption of the ordinance and the site plan for the development. Staff noted the parking lot located to the east of the surgery center was to also be included in the overall review. Staff requested the legal description of the parking lot be added to the site plan and survey. Public Works comments were addressed. Staff stated there were drainage concerns from the existing parking lot and the sheet flow of water onto the adjacent property owners. Staff requested Mr. White provide the direction of flow and all storm water flows entering and leaving the property. Staff also requested Mr. White provide a sketch grading and drainage plan. Staff stated the circle drive indicated on the site plan be a one-way drive. Staff stated the drive should enter from the east and exit on the west. Landscaping comments were addressed. Staff stated screening was required along the northern and eastern perimeters of the site. Staff stated a small amount of building landscaping would be required. Staff noted street trees would be required per the Mid -Town DOD. Staff stated the generator was shown on the north side of the building adjacent to the single-family zoned and used property. Staff requested limits be placed on 5 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont) FILE NO.: Z-8445 the hours of testing the generator similar to the limits placed on the dumpster hours of service. 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 cover letter and site plan to staff addressing a number of the issues raised at the April 9, 2009, Subdivision Committee meeting. The revise plan indicates the east one-half of the parking lot located on the west side of the proposed surgery center to be included in the proposed rezoning request. Staff feels the entire parking lot should be included in the rezoning request. The drive is a two-way drive and it will be difficult to separate patient and staff parking. The parking lot is zoned R-3, Single-family and was approved by the Board of Adjustment for construction of the parking lot a number of years ago. The parking lot was not constructed until three years ago. The rezoning of the entire parking lot along with this request will bring continuity to the zoning of this area. The applicant has provided a sketch grading and drainage plan. The plan indicates predevelopment and post -development water flows. On the north side of the property the Q25 Undeveloped is 2.9 cfs and the Q25 Developed is 1.9 cfs. On C Street the Q25 Undeveloped is 1.2 cfs and the Q25 Developed is 3.0 cfs. The developer has indicated all roof drains will be routed to C Street. The site plan indicates the flume located on the western parking lot will be redirected to allow the water to flow eastward and be swaled in order to disperse the water in an even manner rather than a single point of discharge. The drive in front of the building is indicated as a one-way drive as requested by Public Works staff. The drive width will allow for two lanes to allow passing and not require automobiles to stack in the driveway. The revised site plan has not relocated the generator from the north face of the building. The hours of generator service have been limited to daylight hours and most likely be on Wednesday at noon. Staff feels the limits of generator service should be limited to the hours indicated by the applicant. The development is proposed with construction of a new surgery center containing 8,870 square feet. The total landscaped area proposed is 12,225 square feet or 38.2 percent of the site. The paved area proposed is 11,035 square feet or 34.4 percent of the site. Two doctors will operate from the 0 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. FILE NO.: Z-8445 facility. There are two operating rooms proposed and ten prep and recovery rooms. The applicant has indicated the east one-half of an existing parking lot containing 19 parking spaces to serve the surgery center. The hours of operation are from 7 am to 5 pm daily. The property being considered for rezoning is located within the Mid -town Design Overlay District. The ordinance has various development standards related to building setbacks, heights, construction materials and building appearances. The fagade treatment for new construction requires a minimum of 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets be glass -windows, entry features or displays. The applicant has indicated 40 percent of the front of the building will be glassed. The intent of the developer is to construct an office building with a residential flair. According to the developers to meet this goal it is difficult to provide 60 percent of the fagade with glass features. The primary fagade of the building will be oriented parallel to the street. The building is proposed as a singe story building. No wall projections or recesses are proposed on the structure along the sides or rear wall. The front of the building will have a projection extending to a covered canopy to be used for patient drop-off and pick-up. The sides of the building is proposed 108 liner feet. The building is not proposed with breaks in the building to visually break the mass since the structure is so close to the 100-foot standard established by the ordinance. The roof is proposed with a pitched roof and architectural shingles, once again to provide a residential character to the structures. The exterior construction material proposed is a brick fagade. Additional materials include materials as allowed per the Mid -town DOD or wood, stone, tinted stucco and will be neutral tones. The maximum building height proposed is 35 feet. The canopy is proposed 12.7 feet from the right of way on C Street. The eastern side and rear yard setbacks, where abutting single-family zoned and used property, are 22 feet and 30 feet respectively. The DOD allows for a side yard setback of four (4) feet and a rear yard setback of twenty-five (25) feet. A six-foot screening fence is proposed along these two property lines to provide the required screening in this area. A sidewalk has been provided along the eastern edge of the existing parking lot. A sidewalk will be constructed on C Street in the right of way in front of the new building. A right of way dedication of 30 feet from centerline will be provided to the City along the frontage proposed for the new surgery center. A single monument sign is proposed within the front landscaped area of the new surgery center. The sign is proposed six feet in height and twenty-four square feet in area. 7 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 The development is proposing landscaping for the new construction consistent with landscaping required per the Mid -town DOD. A landscape strip of 12.9 feet is proposed on C Street. The applicant is not proposing any modification or addition of landscaping within the existing parking lot area. The site contains a number of trees greater than 14 inches in diameter as measured by the ordinance. The developer desires to save a number of these trees but anticipates removal of three to four of the trees above 14 inches. These trees are located within the building footprint and are impossible to save and still allow the new construction. Lighting will conform to the lighting standards as established in the Mid -town DOD. Below list the requirements of the Mid -Town DOD and the applicants proposal related to each of the items: Midtown Overlay District Applicant's Proposal A planned zoning district process snail be required for a new development, redevelopment exceeding 50 percent of the structure's current replacement value based on its configuration at the time of the DOD's adoption, and for expansion of existing developments exceeding 50 percent of the structure's current square footage at the time of the DOD's adoption. Routine repairs, maintenance and interior alterations to accommodate existing, expanding or new tenants within the existing building envelope shall not require compliance with Chapter 36, Article 10 (Midtown Design Overlay District). The proposed planned zoning development shall be reviewed to realize a development plan that is consistent with the purpose and intent of the Midtown Design Overlay District. A planned zoning development is being requested. For a new development or structure of Not Applicable. over 100,000 square feet (excluding structured parking), a mix of uses must be provided. This mix may occur either 0 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont.) under the same roof or in adjacent structures as part of a common development. In order to be considered a mix, the new development must either: Devote the majority of its leasable ground floor space to a secondary use i.e. retail in a multi -story office building; or Devote ten percent of the gross leasable area of a single building to the secondary use i.e. residential on the upper levels of a multi -story office, retail or institutional building; or Devote fifteen percent of the gross leasable area to a secondary use in a separate building constructed and occupied at the same time as the primary structure i.e. a restaurant on a pad adjacent to an office building. The Midtown Design Overlay District requires developments in excess of 200,000 square feet to contain a residential component. The residential may be in the same structure or a separate structure, as long as the separate structure is part of the overall development and the overall development is built simultaneously. For any development constructed in phases, a portion of the secondary uses shall be included in the initial phases. Facade treatment —tor new construction at least 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets shall be glass -windows, entry features or displays. FILE NO.: Z-8445 The development is of the front facade and entry features. ndicated with 40% as glass -windows Variation from the DOD. 01 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Co The primary facade of a building shall be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. Buildings shall maintain a distinction between upper and lower levels; an elevation greater than 18 feet in height shall contain an architectural treatment, which visually divides the structure into stories. Wall projections or recesses a minimum of three feet deep and a minimum of 20 continuous feet not to extend over 20 percent of the facade shall be required. Arches, display windows, entry areas or awnings shall exist along at least 60 percent of the facade. Entryway — 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 buildings that face abutting public or private rights of way, except alleys, shall feature at least one customer entrance. Elevations - 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 structures. FILE NO.: Z-8445 The primary facade of the building is oriented to the street. The building is a single story building. No wall projections are proposed. Arches, display windows, entry areas or awnings are not proposed to exist along at least 60 percent of the facade. I he primary ei fronting C Street. nce is proposed The front entrance is clearly defined and a canopy is proposed as a feature to allow covered drop-off and pick-up of patients. Not applicable. Not applicable. New construction wider than 100 linear The sides of the building exceed this feet shall be visually massed so as to typical requirement; 108 feet. The break the structure visually. developer is not proposing any breaks in the building or variation in the roofline. A pitched roof is proposed `n April 30, 2009 SUBDIVISION ITEM NO.: 5.1(Cont.)FILE NO.: Z-8445 Rooflines shall be varied with changes in height every 100 liner 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, 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. Projections (all requirements for a franchise remain in place). Objects shall not project from the building facade over the public right of way except for awnings, signs, and balconies. with architectural shingles to maintain a residential character of the building. The development is propo5uu compliment near by developments. to The primary construction materials will be brick. The predominate e materials will not be tilt -up concrete panels steel panels. t applicable. Awnings shall not project more than five Not a (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. Baiconies over the public right-of-way Not app 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 suDDorted with posts extending to the e. ;terior building concrete block, or prefabricated 11 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont.) FILE NO.: Z-8445 sidewalk. Mounting heights for balcony brackets shall conform to minimum clearance standards. Building height — No building hereafter erected or structural altered shall exceed a height of 50 feet, except as provided below. Structures may have a greater height as follows, and these bonuses may be cumulative: Any structure that is certified by CATA as provide a portion of the structure for mass transit is entitled to add 15-feet. Structures with a mix of uses with the street -level primarily devoted to retail uses and at lease 50 percent of these uses having direct access to the street, is entitled to add 25 feet to the structure; alternately a development with an integrated parking facility substantially located within the footprint of the primary structure, is entitled to add 25 feet to the structure. Notwithstanding the foregoing, any structure located north of West Markham Street and east of University shall be limited to a height of 35 feet. Building setbacks trom property lines and street rights of way shall be: of appiicable. Not applicable. Not applicable. The maximum proposed is 35 feel Front yard setbacks may be zero but The canopy has a front setback of 12.7 will not be more than 20-feet excepting , feet. in those cases where grade changes make such setbacks impractical. Side yard setbacks may be zero except The east side yarn 1 where adjacent to lots containing single-family zoned and single-family detached structures. In The rear yard setback this case the side yard setback shall be 22 feet. a setback of not less than four (4) feet. s adjacent to used property. is proposed at Rear yard setback may be zero, except The rear yard is adjacent to single - where adjacent to lots containin famil zoned and used property. The 12 April 30, 2009 SUBDIVISION TEM NO.. 5.1 (Cont. single-family detached structures. in this case the rear yard setback shall have a setback of not less than 25-feet. Driveways, Sidewalks and Alleys — Driveways and internal circulation streets must have lanes at least ten feet in width, but not more than 12 feet excepting that width needed for bike lanes or special pedestrian accommodations. Intersections of internal drives or streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. Access driveways running parallel with the street shall not create a four-way intersection within 125 feet of the ultimate curb line of the public street. No more than one curb cut per hlocK face shall be permitted. Driveways and parking lot entrances -exit shall be combined and where appropriate located in alleys. Sidewalks and Pedestrian walkways — AII driveways and internal streets shall have minimum five foot sidewalks on both sides located away from the back of curb. All sidewalks fronting buildings wan ground floor retail shall be at least 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. FILE NO.: Z-8445 Fear yard setback is proposed at feet. Not applicable. applica Not app icame. The site plan indicates a circular drive to serve the surgery center. The drive will be one way entering from the east and exiting to the west. applica Not applicable. applica 13 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 Alleys —shall not be more than 20-feet Notapp wide unless needed for emergency access. Where an alley runs along a property line, it shall be screened from the adjacent property by a permanent wall of high quality materials compatible with neighboring buildings. All new utilities for developments within the District shall be buried. All new developments shall underground all utilities onsite or within adjacent public right of way wherever determined by the utility agency to be feasible. FTr—ashenclosur—esshall be located in alleys wherever available or in common service areas for multiple developments. In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian. Dumpster screening shall comply with Section 36-523. Narking taclnties -- wnerever reasime, multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities of 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15 of the code or a structure from other vehicular areas and having no more than one vehicular connection to another surface parking area. Surface parking areas should be broken up or distributed around large structures so as to shorten the distance to other buildings and public sidewalks. For corner lots, r)arkina is allowed alonq the side street All utilizes on the site will be underground. The existing overhead utilities will not be placed underground with this development. Not applicable. There is no dumpster located on this site. applica 14 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 Parking requirements within the District shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VI I of Chapter 36. 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. No parking shall be allowed in the front yard setback area. Parking provided by an existing parking lot located to the west. Joe White- White-uaters ana Associates states - The surgery center is being relocated from the existing GAPA buildings to this new facility. This will allow space for two more physicians. As a civil engineer, planner and parking demand analyst the existing parking should be adequate for the use. The surgeries will be done in the morning with patient visits in the afternoon. This will eliminate the need for additional parking. The parking on the south side of C Street is also used for this facility. Staff parks south of C Street and patients and physicians park on the north side of C Street. appiic applicable. Parking garage design — Parking Not applicable. facilities should be designed consistent with the overall project design. Where possible, other uses, residential or 15 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. commercial should be used to wrap or otherwise block the view of a parking garage. Signage — Signage shall comply with Article X except as follows — No off -site advertising signs are permitted. No pole mounted signs are permitted. Monument signs are to identify the development and be limited to 72 square feet in area and 6 feet in height for developments greater than one acre. For sites less than one acre monument signs may be up to twenty- four square feet in area and six feet in height and must be located as a part of the required landscape area of the parking lot. Signage integrated into free-standing vertical structures whose design theme and materials are directly related to the primary development may be submitted for approval under the PZD process if located along University southerly of Lee. No single elevation or face of such a structure shall be more than 400 square feet. No street [Duffer or landscaping is 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. Land use burners snap only ue pruv3ut-u 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 multi -family uses in Section 36-522(b)(1 ). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered. FILE NO.: Z-8445 A sign six feet in neignt ana z4 square feet in area is proposed to serve the office use. Building signage will comply with signage allowed in office zones or a maximum of ten percent of the facade area. Landscaping for the building construction will comply with the typical ordinance standards. No new landscaping is proposed for the existing parking lot. Land use buffers are provided consistent with the typical ordinance standards on the northern and eastern perimeters. 16 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 Common use areas and plazas shall be Not applicable. a minimum of 300 square feet for 30,000 square foot structures. For each additional 5,000 square feet or portion thereof, a minimum of an additional 50 square feet of plaza area is required. Surface parking lots shall meet all No new parking areas are proposed. current landscape requirements. The parking to serve the development exists. Street trees shall be a minimum of 3-inch caliper and shall be 2 feet off the back of curb, 30 feet on center. The canopy shall be maintained with an 8 foot clearance. A four foot planter strip shall be maintained. Common use areas and plazas shall be maintained by a common authority. Attempts shall be made to maintain vegetation, trees, bushes, in undisturbed conditions to serve the aesthetic, recreational and ecological needs of the district. Trees planted in these areas shall be a minimum of two inches in caliper and ten feet in height. Trees greater than 14 inches in diameter, measured at 4 '/2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50 feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. Street trees will be installed as required. appiicaoie. Three to four trees greater than 14' in diameter will be removed to allow the building construction. Lighting shall conform to the design Lighting will conform to the standards overlay district standards. The intent is established in the DOD. to prevent light from commercial developments from excessively illuminating the property in question, other properties or the night sky. Only light fixtures, which are categorized as full cut-off fixtures shall be permitted. 17 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 Cont. FILE NO.: Z-8445 The use of fully shielded tloodlignts are permitted but not encouraged. The ordinance provides for the following specific standards for lighting intensity based upon the activities performed involved. Values are presented in allowable foot candles (fc) maintained (measured horizontally) at grade and are to be averaged throughout the site to avoid hot spots, i.e. areas of extreme light intensity relative to the remainder of the site: Pedestrian areas/sidewalks Minimum 0.2 fc Maximum 1.0 fc Building entries Minimum 1.0 fc Maximum 10.0 fc Street lighting Minimum 0.2 fc Maximum 1.0 fc Parking area Minimum 2.0 fc Maximum 4.0 fc Playgrounds Maximum 5.0 fc Sports grounds Maximum 20.2 fc Site perimeter Maximum 0.5 fc Gas station canopies shall oe illuminated at a maximum luminance of thirty (30) fc and individual fixtures shall be flush mounted or have the canopy edge below the lowest light -emitting point on the fixtures. All existing gas station canopies that exceed this standard shall be made compliant within seven (7) years of the date of adoption of this article. lighting will conform to the standards established in the DOD where applicable. of applicable. in April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. Up lighting may be used to illuminate a building, landscaping element or architectural feature, provided the lighting design has a maximum luminance of twelve (12) fc, measured in a vertical plane. Down lighting is preferred. A lighting plan snail pe sucmmea Tor staff review and approval prior to issuance of building permits. The plan shall contain the following information: An area lighting plan, drawn to scale, indicating all structures, parking lots, building entrances, vehicular and pedestrian traffic areas, vegetation that may interfere with lighting, and adjacent land uses that may be adversely impacted by the lighting. The plan shall contain a layout of all proposed fixtures by location, orientation, aiming direction, mounting height and type. The submission shall include, in addition to proposed area lighting, all other exterior lighting, e.g., architectural, building entrance, landscape, flagpole, sign, etc. A ten -foot by ten -foot luminance grid (point -by -point) of maintained foot- candles overlaid on the site plan plotted out to 0.0 foot-candles, which demonstrates compliance with light intensity standards. Property, if for any reason, that cannot be developed without violating the standards of this article shall be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. FILE NO.: Z-8445 hting will conform to the stanaaras ablished in the DOD. Lighting will conform to the standards established in the DOD. The property is being considered as a PZD. 19 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. FILE NO.: Z-8445 Staff is supportive of the request. The site is located adjacent to office uses to the west and the Mid -town Shopping Center to the south. Southeast of this site, at the intersection of C and Pierce Streets, is an area currently zoned 0-3, General Office District. Staff feels the office use allows for a stepping down of intensity. The building is proposed constructed residential in character to allow a transition from the office and commercial uses located along North University Avenue to the single-family uses located east of this site. The building has been placed to allow an increased buffer along the eastern perimeter to offer protection to the single-family homes. The developers are not proposing the addition of any new parking to serve the surgery center but are planning to utilize an existing parking lot. 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 primary variations are to allow less than 60% of the front of the building to be glassed and to remove trees in excess of 14-inches in diameter. Although staff feels these are important considerations, staff does not feel these variations will significantly impact the area if developed as proposed. The developer have indicated a commitment to reduce the water run-off on the properties located to the north by developing the site in such a manner that all drainage from the proposed building and circular driveway are directed to C Street. The developers have also agreed the flume at the north end of the existing parking lot will be re -directed to the east and into a vegetated Swale running east -west along the north side of the proposed building. At the time of development the developer will supply a new culvert to replace the existing damaged culvert located along C Street. The City will install the culvert with City work forces and equipment. When construction is ready to begin, the developer will request the City clean the existing ditches along C Street and Pierce Street. Staff feels the drainage as proposed will lessen the impact of the existing water run-off on the properties located to the north. The only issue remaining is the applicants request to only include the east one-half of an existing parking lot located west of the proposed surgery center in the rezoning request. Staff feels the entire parking lot should be included in the rezoning request. As noted above the rezoning of the parking area through this PD-O request will recognize the existing use and allow continuity in the zoning pattern. To staffs knowledge there are no other outstanding technical issues associated with the request. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and as noted in paragraph H of the above agenda staff report. Staff recommends the entire parking lot and not just the east one-half of the parking lot be included in the rezoning request. 20 April 30, 2009 SUBDIVISION ITEM NO.: 5.1 (Cont. FILE NO.: Z Staff recommends the entire parking lot and not just the east one-half of the parking lot be included in the rezoning request. Staff recommends the hours of service for the generator be limited to noon on Wednesdays as proposed by the applicant. PLANNING COMMISSION ACTION: (APRIL 30, 2009) 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, F and as noted in paragraph H of the agenda staff report. Staff presented a recommendation the entire parking lot and not just the east one-half of the parking lot be included in the rezoning request. Staff presented a recommendation the hours of service for the generator be limited to noon on Wednesdays as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 21 ITEM NO.: 5.1. Z-8445 NAME: C Street Surgery Center Short -form PD-O LOCATION: located at 5910 C Street Planning Staff Comments: 1. Provide notification of all 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 notice must be mailed no later than April 15, 2009. The Office of Planning and Development must receive the proof of notice no later than April 24, 2009. 2. Does University Properties currently own the area proposed for rezoning? If not provide a copy of the offer and acceptance or affidavits from the current owners. 3. The Site Plan indicates the hours of dumpster service from 7 am to 6 pm. 4. Provide the dimension of the landscape strip along the western parking area. 5. Provide the building setback dimension for the canopy along C Street. 6. Provide the location of any ground mounted signage, the total sign height and total sign area. Provide details of proposed building signage. 7. Provide details of any proposed fencing including construction material and total height. 8. Provide the percentage of landscape area and paved area in the general notes section of the site plan. 9. The parking lot proposed as parking for the building should be included in the request for rezoning. Provide the legal description to include this area. 10. Is the building proposed as a single story or multi -story building? 11. Provide the additional information noted below to allow review of the Mid -town DOD requirements. Mid -Town DOD Reauirements: The site is located within the Mid -Town DOD area. Information for review of the Overlay requirements is listed below: 1. 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 details of the proposed building Item # 5.1. construction. Will the building contain a minimum of 60% glass -windows, entry features or displays? Will arcades, display windows, entry areas or awnings exist along at least 60% of the facade? 2. 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. The development is proposed with a canopy and drive on the street side of the building. 3. 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. Rooflines 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, 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 details of proposed building construction materials. 4. 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. 5. 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. 6. 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. Provide the maximum building height proposed. 7. 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. Provide the Item # 5.1. front building setback and the setback of the canopy from the right of way on the site plan. 8. 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. 9. 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. The site plan does not include pedestrian linkages from the adjacent buildings through the parking areas. 10.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. Dumpster facilities have not been included on the site plan. 11. 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 VIII. 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 Item # 5.1. 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. Provide a parking demand analysis prepared by a qualified parking or traffic consultant, a licensed architect, city planner, or urban planner or civil engineer to determine the total parking requirement. 12. 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. The DOD allows one monument signs up to twenty-four (24) square feet in area and six (6) feet in height. The sign must be located as part of the required landscape area. 13. 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. 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 Item # 5.1. Code [of Ordinances]. Buffers along the north and east shall be the those for multifamily uses in subsection 36-522(b)(1). Identify all tree than 14" in diameter and provide the measures which will be taken t Variance[Waivers: None requested. Public Works Conditions: o intensity of exterior lighting. The intent is nents from excessively illuminating the night sky. (2) Only light fixtures which es shall be permitted. The use of fully encouraged. The Ordinance defines r activities. Please see the table insert 1. Due to the proposed use of the property, the Master Street Plan specifies that C Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to C Street including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline of the street and match the curb of the property to the west. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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). 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. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 7. Measures to control an increase in stormwater drainage should be implemented to not cause damage onto adjacent property from the increased impervious area. 8. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10.The circle drive should be one way. Enter from the east driveway and exit on the west driveway. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Ener : No comment received. Item # 5.1. 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. A water main extension and additional fire hydrant(s) will be required to provide adequate fire protection to this facility. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Additional fire hydrants maybe required. Contact Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from R-3 Single Family to Planned Development Office to allow the construction of a medical office/surgery center. A Land Use Plan amendment (LU09-04-01) is a separate item on this agenda. Master Street Plan: C Street is shown as a Local Street. 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. Neiahborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan. Their Zoning and Land Use goal states: "Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is one again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. The site plan must also comply with the Mid -Town DOD requirements. Item # 5.1. 2. An 117' foot land use buffer is required along the northern perimeter of the site. A 6'9" land use buffer is required along the sites eastern perimeter. Easements cannot count toward full -filling this requirement. Seventy percent (70%) of the buffer area is to remain undisturbed. 3. 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. Interior islands must be a minimum of one hundred and fifty (150) square feet in area to qualify towards the minimum landscape ordinance requirements. The existing parking lot must come into compliance with the requirement. 4. A street buffer of 117' is required along C Street adjacent to the existing parking lot. 5. Street trees are required per the Mid -town DOD. 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. Identify trees greater than 14 inches in diameter. Per the DOD 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. 7. The street buffer adjacent to the building is required in accordance with Chapter 15 of the Code of Ordinances. The buffer required is six feet nine inches (69"). 8. The landscape ordinance requires a minimum landscape strip of three feet (3) to be located between the parking lot and the building. 9. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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, April 15, 2009. Item # 5.1.