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HomeMy WebLinkAboutZ-8501 Staff AnalysisFILE NO.: Z-8501 NAME: Stanton Optical Short -form PCD LOCATION: Located at 112 South University Avenue DEVELOPER: Stanton Optical 4800 N. Federal HWY #201 B Boca Raton, FL 33431 ARCHITECT: The Core Group 203 Dixie Boulevard Delray Beach, FL 33444 Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 0.39 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE OVERLAY: NUMBER OF LOTS: 1 C-3, General Commercial District General Retail Uses PCD FT. NEW STREET: 0 LF C-3, General Commercial District uses Mid -town Design Overlay District VARIANCESIWAIVERS REQUESTED: A variance from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. A. PROPOSAL/REQUEST: The site located at 112 South University Avenue is proposed for a rezoning from C-3, General Commercial District to PCD to allow the redevelopment of this site with Stanton Optical, a retail development. The applicant is proposing the demolition of the existing structure to the existing slab. A new building will be FILE NO.: Z-8501 Cont. constructed containing 4,043 square feet with a maximum height of thirty (30) feet. The front fagade will be decorative panels. New windows without mullions for greater exposure will be added. The existing ingress and egress will be maintained. A new parking area will be added along the southern perimeter of the site containing seventeen (17) spaces. According to the ALTA/ACSM Land Title Survey prepared by Tripp Scott the property is not located within a subdivision therefore there is not a Bill of Assurance for the property. B. EXISTING CONDITIONS: The property is the former Bank of America site. The building has been removed from the site down to the foundation. The parking remains in tact as does the former drive -through lane for the bank. To the north of the site are office uses and the former Benigan's site. There is an office use located to the west of the site. South of the site is vacant property approved for the Park Avenue Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site, the Briarwood Neighborhood Association, the Hillcrest Residents Association and the Mid -town Review Committee were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Staff recommends a deduction in the right-of-way dedication to 45 feet from centerline. A variance should be requested from the Board of Directors for a reduction in the right-of-way dedication. 2. The drainage system across this property and property to the north is private. Drainage problem have been reported on the property to the north of the subject property. The stormwater from the property to the north was being obstructed from draining under the subject property. The stormwater system under the subject property should be inspected and repairs made if required as part of the redevelopment of this property. 3. A 10 foot utility easement should dedicated along the south property line of the subject property. Currently, the City has an existing utility line along the south property line providing electricity 'to the streetlights and/or signal on University Avenue. 2 FILE NO.: Z-8501 (Cont. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The existing driveways onto University Avenue should be removed and a new driveway installed in the middle of the property. The width of driveway must be constructed with a width of 27 feet. Curb and gutter should be reinstalled when the old driveways are removed. 5. 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). f 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the newly dedicated right-of-way. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at. the time of request for water service must be met. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 3 FILE NO.: Z-8501 (Cont Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes #8 — the Rodney Parham and #21 — University Avenue. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short -form PCD. This area is located within the Midtown Design Overlay District, so all designs should reflect these design standards. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: University Avenue is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Briarwood Neighborhood Plan, but that plan does not address this issue. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The plan must comply with the City's Midtown Overlay District requirements. 3. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscaping ordinance requires a minimum of three hundred and thirty six (336') square feet of building landscaping. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. S FILE NO.: Z-8501 (Cont. 5. Street trees shall be a minimum of three (3) 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 (8) foot clearance. 6. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) Mr. Terry Burruss was present representing the owner. Staff presented an overview of the development stating the site was located within the Mid -town Design Overlay District. Staff stated their opinion was with the removal of the structure to the slab the owners had crossed the threshold and would be required a review under the Mid -town DOD. Staff stated the development was not complying with a number of the overlay standards. Mr. Burruss stated he was new to the project and would work with staff to resolve as many comments as possible. Public Works comments were addressed. Staff stated a dedication of right of way was required on South University Avenue. Staff stated a variance request of the right of way dedication should be requested from the Board of Directors to allow a reduction in the required right of way. Landscaping comments were addressed. Staff stated the development would require variances from the City Beautiful Commission as well as variances from the Mid -town DOD ordinance requirements. Staff stated the plan as presented did not include any street buffering or any perimeter landscape as required by both these ordinances. Once again Mr. Burruss stated he would work with the owners and staff to try to resolve these issues. 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: Mr. Burruss submitted a revised site plan to staff relocating the building and parking. The site plan indicates the construction of a new building containing 4,043 square feet and seventeen (17) parking spaces. One of the existing drives has been removed and the southern drive will be reconstructed to allow a twenty (20) foot access. Landscaping has been indicated along South University Avenue and the southern and western perimeters. Five (5) feet of right of way dedication has been indicated on the site plan. The request includes a variance 6'1 FILE NO.: Z-8501 (Cont. request for a reduction in the required right of way dedication to 45 feet from centerline instead of 55 feet as required by the Master Street Plan. The site is located within the Mid -town Design Overlay District. The Overlay regulates various development criteria. Below outlines the DOD requirements and the applicant's response for compliance: I F Midtown Overlay District Applicant's Proposal _l A planned zoning district process shall The development is proposed as new be required for a new development, construction therefore a rezoning from redevelopment exceeding 50 percent of C-3, General Commercial District to the structure's current replacement PCD is required. 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. __ - - - - L For a new development or structure of Not applic, 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 ground floor i.e. retail in a or majority of its leasable space to a secondary use multi -story office building; A FILE NO.: Z-8501 (Co 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. Fagade treatment — for 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. 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. applicable. The new construction will contain a minimum of 60 percent of the ground floor as glass -windows, entry features or displays. (The building is proposed as a single story building.) The primary facade of the building will be oriented parallel to South University Avenue. The building is proposed as a single story building. 7 FILE NO.: Z-8501 (Cont. 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. Projections will be included along they facades to break the massing of the structure. The building will contain arches, display windows, entry areas or awnings along at least 60 percent of the fagade. Entryway — Primary entrances shall be -1 he primary entrances Will oriented to the street or to the principal to South University Avenue. vehicular or pedestrian routes of travel within a development. Buildings shall hay visible customer elements such as arches, canopies, display windows. clearly defined and entrances featuring overhangs, arcades, peaked roof forms, All sides of buildings that face abutting public or private rights of way, except alleys, shall feature at least one customer entrance. Elevations - No arterial or greate primarily used as otherwise be treate structures. elevation facing an r street shall be a service entry or d as the rear of the orie The building will contain clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, and display windows. Not applicable. Not applicable. New construction wider than 100 linear Not applicable. feet shall be visually massed so as to break the structure visually. Rooflines shall be varied with changes Not applicable. in height every 100 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 The building shall be of high quality materials; such EIFS panels as but not limited to: brick, wood, store, Lfacade. will be constructed with and glass on the front T FILE NO.: Z-8501 (Cont. 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 The developmen shall not be smooth -faced concrete concrete panels block, tilt -up concrete panels or panels. 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. applicable. Awnings shall not project more than five Not applicable. (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. Not applicable. t will not utilize tilt -up or prefabricated steel Building height - No building hereafter The maximum building erected or structural altered shall 35 feet. exceed a height of 60 feet, except as provided below. Structures may have a greater height as follows, and these bonuses may be cumulative: Any structure that is certified by CATA as provide a portion of the structure for mass transit is entitled to add 1.5-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 9 FILE NO.: Z-8501 (Cont. structure; alternately a development with an integrated parking facility substantially located within the footprint of the primary structure, is entitled to add 25 feet to the structure. Notwithstanding the foregoing, any structure located north of West Markham Street and east of University shall be limited to a height of 35 feet. Building setbacks from property lines and street rights of way shall he: Front yard setbacks may be zero but will not be more than 20-feet excepting in those cases where grade changes make such setbacks impractical. The property fronts onto 5outn University Avenue. The building will be constructed with a 20-foot front setback after right of way dedication. Side yard setbacks may be zero except There is not residential abutting the where adjacent to lots containing development. single-family detached structures. In this case the side yard setback shall be a setback of not less than four (4) feet. Rear yard setback may be zero, except There is not residential abutting the where adjacent to lots containing development. 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 — Not applicable, 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 Not applicable. streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. Access driveways running parallel with Not applicable. the street shall not create a four-way intersection within 125 feet of the ultimate curb line of the public street. No more than one curb cut per block face shall be permitted. Driveways and ap rking_ lot entrances -exit shall be Not applicable. 10 FILE NO.: Z-8501 (Cont. ( -combined and where appropriate located in alleys. Sidewalks and Pedestrian walkways — Not applicable. All driveways and internal streets shall i have minimum five foot sidewalks on both sides located away from the back of curb. All sidewalks fronting buildings with Not applicable. ground floor retail shall be at least 10 feet in width. Protected pedestrian walkways shall be Not applicable. 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 zu-teet 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. Not applicable. There are no alleys located within the development. applicable. Trash enclosures shall be located in Waste removal areas shall be alleys wherever available or in common screened and located away from public service areas for multiple outdoor spaces and pedestrians when developments. physically possible. 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. 11 FILE NO.: Z-8501 (Co Parking facilities — wherever teasMie, multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities of 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15 of the code or a structure from other vehicular areas and having no more than one vehicular connection to another surface parking area. Surface parking areas should be broken up or distributed around large structures so as to shorten the distance to other buildings and public sidewalks. For corner lots, parking is allowed along the side street frontage. Parking requirements within the District shall be 50 percent of that required by Article V11 of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VI 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 r)roiect oarkinq The parking is proposed on the southern side of the building. Landscaping will be provided to comply with Chapter 15 of the Little Rock Code of Ordinances. The maximum parking allowed for the development is 13 spaces. The minimum parking allowed is 6 spaces. The development is proposed to contain 17 spaces. EM Not applicable. 12 FILE NO.: Z-8501 (Cont. requirements. No on -street parking shall be allowed on University Avenue or Markham Street. No parking shall be allowed in the 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. 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 developments less than one acre monument signs may be up to twenty-four (24) square feet in area and six (6) feet in height and must be located as part of the required landscape area of the parking lot. Signage integrated into a 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. Land use buffers shall only be provided where single-family and duplex use or zoning_ is the abutting use. In those A small portion of the parKrng is located within the front yard setback on South University Avenue. Not applicable. No off -site signage is proposed. A single development sign is proposed as allowed for developments less than one (1) acre which is a maximum of twenty-four (24) square feet in area and a maximum height of six (6) feet. The sign will be located as a part of the required landscape area for the parking lot. Landscaping wil South University building is not setback. icame. be placed along Avenue where the placed at the zero 13 FILE NO.: Z-8501 Cont. 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. Common use areas and plazas shall be 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 re uired. Surface parking lots shall meet all current landscape requirements. 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. e. The surface lots will landscaped to meet the requirements of Chapter 15. comp are no trees located on this site. Lighting shall conform to the design Will comply. overlay district standards. The intent is to prevent light from commercial developments from excessively illuminatin the property inquestion,-. 14 FILE NO.: Z-8501 (Cont. � other properties or the night sky. Only light fixtures which are categorized as full cut-off fixtures shall be permitted. The use of fully shielded floodlights are permitted but not encouraged. The ordinance provides for the Will comply. 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 Playgrounds Maximum 5.0 fc Sports grounds Maximum 20.2 fc Site perimeter Maximum 0.5 fc Gas station canopies shall be Not applicable. 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 buildin landscaping element or 15 FILE NO.: Z-8501 (Cont. architectural teature, proviaea the lighting design has a maximum luminance of twelve (12) fc, measured in a vertical plane. Down lighting is preferred. A lighting plan shall be submitted tar staff review and approval prior to issuance of building permits. The plan shall contain the following information: An area lighting plan, drawn to scat( indicating all structures, parking lot: building entrances, vehicular an pedestrian traffic areas, vegetation the may interfere with lighting, and adjacei land uses that may be adverse) impacted by the lighting. The plan she contain a layout of all proposed fixturE by location, orientation, aimir direction, mounting height and type. The submission shall include, addition to proposed area lighting, other exterior lighting, e.c architectural, building entranc landscape, flagpole, sign, etc. A ten -foot by ten -foot luminance gr (point -by -point) of maintained foc candles overlaid on the site plan plottE out to 0.0 foot-candles, whic demonstrates compliance with lig intensity standards. Property, if for any reason, that cannot The be developed without violating the PZD. 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. property is being consiaerea as a As indicated in the above table the parking is indicated in excess of the parking typically allowed per the DOD. Staff does not feel the four additional parking spaces will significantly impact the development. The plan is indicated with adequate landscaping to comply with the landscape ordinance requirements. All We FILE NO.: Z-8501 (Cont. other aspects of the development appear to comply with the development criteria established by the DOD. Staff is supportive of the request. Staff feels the developers have done an adequate job in addressing the DOD requirements related to site development with a limited site area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment as proposed should have minimal impact on the adjacent properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow the right of way dedication on South University Avenue to be reduced from 55-feet from centerline to 45-feet from centerline. NING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 19, 2009, requesting a deferral of this item to the January 14, 2010, public hearing. Staff stated the applicant was working to determine if the redevelopment of the property exceeded fifty percent of the structure's current replacement value. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) Mr. Terry Burruss was present representing the applicant. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the right of way dedication on South University Avenue to be reduced from 55-feet from centerline to 45-feet from centerline. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 17 January 14, 2010 NAME: Stanton Optical Short -form PCD LOCATION: Located at 112 South University Avenue DEVELOPER: Stanton Optical 4800 N. Federal HWY #201 B Boca Raton, FL 33431 AR('.PITF('.T• The Core Group 203 Dixie Boulevard Delray Beach, FL 33444 Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 0.39 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 C-3, General Commercial District General Retail Uses PCD FILE NO.: Z-8501 FT. NEW STREET: 0 LF C-3, General Commercial District uses OVERLAY: Mid -town Design Overlay District VARIANCES/WAIVERS REQUESTED: A variance from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. A. PROPOSAL/REQUEST: The site located at 112 South University Avenue is proposed for a rezoning from C-3, General Commercial District to PCD to allow the redevelopment of this site with Stanton Optical, a retail development. The applicant is proposing the demolition of the existing structure to the existing slab. A new building will be January 14, 2010 SUBDIVISION ITEM NO.: D [Cont. FILE NO.: Z-8501 constructed containing 4,043 square feet with a maximum height of thirty (30) feet. The front facade will be decorative panels. New windows without mullions for greater exposure will be added. The existing ingress and egress will be maintained. A new parking area will be added along the southern perimeter of the site containing seventeen (17) spaces. According to the ALTA/ACSM Land Title Survey prepared by Tripp Scott the property is not located within a subdivision therefore there is not a Bill of Assurance for the property. B. EXISTING CONDITIONS: The property is the former Bank of America site. The building has been removed from the site down to the foundation. The parking remains in tact as does the former drive -through lane for the bank. To the north of the site are office uses and the former Benigan's site. There is an office use located to the west of the site. South of the site is vacant property approved for the Park Avenue Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site, the Briarwood Neighborhood Association, the Hillcrest Residents Association and the Mid -town Review Committee were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Staff recommends a deduction in the right-of-way dedication to 45 feet from centerline. A variance should be requested from the Board of Directors for a reduction in the right-of-way dedication. 2. The drainage system across this property and property to the north is private. Drainage problem have been reported on the property to the north of the subject property. The stormwater from the property to the north was being obstructed from draining under the subject property. The stormwater system under the subject property should be inspected and repairs made if required as part of the redevelopment of this property. 3. A 10 foot utility easement should dedicated along the south property line of the subject property. Currently, the City has an existing utility line along the south property line providing electricity to the streetlights and/or signal on University Avenue. 2 January 14, 2010 SUBDIVISION EM NO.: D (Cont. FILE NO.: Z-8501 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The existing driveways onto University Avenue should be removed and a new driveway installed in the middle of the property. The width of driveway must be constructed with a width of 27 feet. Curb and gutter should be reinstalled when the old driveways are removed. 5. 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). 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the newly dedicated right-of-way. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 3 January 14, 2010 SUBDIVISION EM NO.: D [Cont. FILE NO.: Z Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes #8 — the Rodney Parham and #21 — University Avenue. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short -form PCD. This area is located within the Midtown Design Overlay District, so all designs should reflect these design standards. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: University Avenue is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Briarwood Neighborhood Plan, but that plan does not address this issue. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The plan must comply with the City's Midtown Overlay District requirements. 3. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The landscaping ordinance requires a minimum of three hundred and thirty six (336') square feet of building landscaping. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. E January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-8501 5. Street trees shall be a minimum of three (3) 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 (8) foot clearance. 6. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) Mr. Terry Burruss was present representing the owner. Staff presented an overview of the development stating the site was located within the Mid -town Design Overlay District. Staff stated their opinion was with the removal of the structure to the slab the owners had crossed the threshold and would be required a review under the Mid -town DOD. Staff stated the development was not complying with a number of the overlay standards. Mr. Burruss stated he was new to the project and would work with staff to resolve as many comments as possible. Public Works comments were addressed. Staff stated a dedication of right of way was required on South University Avenue. Staff stated a variance request of the right of way dedication should be requested from the Board of Directors to allow a reduction in the required right of way. Landscaping comments were addressed. Staff stated the development would require variances from the City Beautiful Commission as well as variances from the Mid -town DOD ordinance requirements. Staff stated the plan as presented did not include any street buffering or any perimeter landscape as required by both these ordinances. Once again Mr. Burruss stated he would work with the owners and staff to try to resolve these issues. 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: Mr. Burruss submitted a revised site plan to staff relocating the building and parking. The site plan indicates the construction of a new building containing 4,043 square feet and seventeen (17) parking spaces. One of the existing drives has been removed and the southern drive will be reconstructed to allow a twenty (20) foot access. Landscaping has been indicated along South University A January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-8501 Avenue and the southern and western perimeters. Five (5) feet of right of way dedication has been indicated on the site plan. The request includes a variance request for a reduction in the required right of way dedication to 45 feet from centerline instead of 55 feet as required by the Master Street Plan. The site is located within the Mid -town Design .Overlay District. The Overlay regulates various development criteria. Below outlines the DOD requirements and the applicant's response for compliance: EMidtown Overlay District Applicant's Proposal A planned zoning district process shall The development is proposed as new be required for a new development, construction therefore a rezoning from redevelopment exceeding 50 percent of C-3, General Commercial District to the structure's current replacement PCD is required. 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. I -or a new aeveiopment or structure over 100,000 square feet (excludir structured parking), a mix of uses mu be provided. This mix may occur eith under the same roof or in adjace structures as part of a comm( development. In order to be consider a mix, the new development mu either: 0 January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. Devote the majority of its leasabl ground floor space to a secondary us i.e. retail in a multi -story office building or Devote ten percent of the gro: leasable area of a single building to th secondary use i.e. residential on tip upper levels of a multi -story office, retc, or institutional building; or Devote fifteen percent of the gro: leasable area to a secondary use in separate building constructed ar occupied at the same time as tr primary structure i.e. a restaurant on 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 -- for 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. 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. FILE NO.: Z-8501 applicable. The new construction will contain a minimum of 60 percent of the ground floor as glass -windows, entry features or displays. (The building is proposed as a single story building.) The primary facade of the building will be oriented parallel to South University Avenue. 7 January 14, 2010 SUF3r)IVISION ITEM NO.: D (Cont. 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 fagade shall be required. Arches, display windows, entry areas or awnings shall exist along at least 60 percent of the facade. Entryway — Primary entrances oriented to the street or to the vehicular or pedestrian routes within a development. shall be principal of travel 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. New construction wider than 100 linear feet shall be visually massed so as to break the structure visually. FILE NO.: Z-8501 The building is proposed as a single story building. Projections will be included along the facades to break the massing of the structure. The building will contain M arches, display windows, entry areas or awnings along at least 60 percent of the facade. The primary entrances will be oriented to South University Avenue. i The building will contain clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, and display windows. Not applicable. Not applicable. Not applicable. Rooflines shall be varied with changes Not applicable. in height every 100 liner feet in building length. Parapets, mansard roofs, _ gable January 14, 2010 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8501 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 The building shall be of high quality materials; such EIFS panels as but not limited to: brick wood store, facade. 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 will be constructed with and glass on the front The development will not utilize tilt -up concrete panels or prefabricated steel panels. prefabricated steel panels. I Projections (all requirements for a I -Mot applicable. franchise remain in place). Objects shall not project from the building facade over the public right of way except for awnings, signs, and balconies. Awnings shall not project more than tive Not applicame. (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 Not applica 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. 'A, January 14, 2010 SUBDIVISION ITEM NO.: D [Cont. Building height — No building hereafter 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 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 from property lines and street rights of way shall be: Front yard setbacks may be zero but will not be more than 20-feet excepting in those cases where grade changes make such setbacks impractical. FILE NO.: Z The maximum building height wil 35 feet. The property fronts onto South University Avenue. The building will be constructed with a 20-foot front setback after right of way dedication. Side yard setbacks may be zero except There is not, where adjacent to lots containing development. single-family detached structures. In this case the side yard setback shall be a setback of not less than four (4) feet. Rear yard setback may be zero, except There is not where adjacent to lots containing development - single -family detached structures. In this case the rear yard setback shall have a setback of not less than 25-feet. ing the residential abutting the 10 January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. 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. Not applicable. Intersections of internal drives or Not applica streets will be minimally controlled by stop signs, and will feature special crossway paving or treated surfaces. Access driveways running parallel with Not 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. of applica e. Sidewalks and Pedestrian walkways - Not applicable. 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 10 feet in width. Protected pedestrian walkways shall be provided through parking lots. All developments shall include of their site plan pedestrian through parking areas and to buildings or developments. as part linkages adjacent applicaole. FILE NO.: Z-8501 Alleys — shall not be more than 20-feet Not applicable. There are no alleys wide unless needed for emergency located within the development. access. Where an alley runs along a property line, it shall be screened from the adjacent pr pert by a permanent 11 January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. 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. FILE NO.: Z-8501 Trash enclosures shall be located in Waste removal areas shall be alleys wherever available or in common screened and located away from public service areas for multiple outdoor spaces and pedestrians when developments. physically possible. In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian. Dumpster screening shall comply with Section 36-523. Parking facilities — wherever feasible, multilevel parking structures shall be encouraged. Surface parking shall be limited to the side and rear of structures, unless grouped in quantities of 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15 of the code or a structure from other vehicular areas and having no more than one vehicular connection to another surface parking area. Surface parking areas should be broken up or distributed around large structures so as to shorten the distance to other buildings and public sidewalks. For corner lots, parking is allowed along the side street frontage. The parking is proposed on the southern side of the building. Landscaping will be provided to comply with Chapter 15 of the Little Rock Code of Ordinances. Parking requirements within the District The maximum parking allowed for the shall be 50 percent of that required by development is 13 spaces. The Article VII of Chapter 36. The minimum parkinq allowed is 6 spaces. 12 January 14, 2010 SUBDIVISION ITEM NO.: D (Cont_ FILE NO.: Z-8501 maximum allowed parking shall be the I The development is minimum standard established in Article contain 17 spaces. 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. 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. Not applicable. applicable. proposed to A small portion of the parking is located within the front yard setback on South University Avenue. e. J Signage - Signage shall comply with No off -site signage is proposed. A Article X except as follows — No off -site single development sign is proposed advertising sicins are permitted. No as allowed for developments less than 13 January 14, 2010 SUBDIVISION ITEM NO.: D (Cont. 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 developments less than one acre monument signs may be up to twenty-four (24) square feet in area and six (6) feet in height and must be located as part of the required landscape area of the parking lot. Signage integrated into a 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. 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 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-8501 one (1) acre which is a maximum of twenty-four (24) square feet in area and a maximum height of six (6) feet. The sign will be located as a part of the required landscape area for the parking lot. Landscaping will South University building is not setback. of agolica 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. be placed along Avenue where the placed at the zero 14 January 14, 2010 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: Z-8501 Surface parking lots shall me current landscape requirements. all The surface lots will landscaped to meet the requirements of Chapter 15. Street trees shall be a minimum of 3- 1 Will comply. 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 Not applicabl 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. I Trees greater than 14 inches in There are no 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. Lighting shall contorm to the design overlay district standards. The intent is to prevent light from commercial developments from excessively illuminating the property in question, other properties or the night sky. Only light fixtures which are categorized as full cut-off fixtures shall be permitted. The use of fully shielded floodlights are permitted but not encouraged. comply. The ordinance provides for the Will comply. following specific standards for lighting intensity based upon the activities performed involved. Values are resented in allowable foot candles fc e. es iocatea on is site. 15 January 14, 2010 SUBDIVISION ITEM NO.: D [Cont. 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 be illuminated at a maximum luminance of thirty (30) fc and individual fixtures shall be flush mounted or have the canopy edge below the lowest light -emitting point on the fixtures. All existing gas station canopies that exceed this standard shall be made compliant within seven (7) years of the date of adoption of this article. Up lighting may be used to illuminate a building, landscaping element or architectural feature, provided the lighting design has a maximum luminance of twelve (12) fc, measured in a vertical plane. Down lighting is preferred. appli nt com e. FILE NO.: Z-8501 IT January 14, 2010 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z-8501 A lighting plan shall be submitted for staff review and approval prior to issuance of building permits. The plan shall contain the following information: I 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. comply. The property PZD. eing considered as a As indicated in the above table the parking is indicated in excess of the parking typically allowed per the DOD. Staff does not feel the four additional parking spaces will significantly impact the development. The plan is indicated with adequate landscaping to comply with the landscape ordinance requirements. All other aspects of the development appear to comply with the development criteria established by the DOD. 17 January 14, 2010 SUBDIVISION ITEM NO.: D {Cont. FILE NO.: 2-8501 Staff is supportive of the request. Staff feels the developers have done an adequate job in addressing the DOD requirements related to site development with a limited site area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment as proposed should have minimal impact on the adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow the right of way dedication on South University Avenue to be reduced from 55-feet from centerline to 45-feet from centerline. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 19, 2009, requesting a deferral of this item to the January 14, 2010, public hearing. Staff stated the applicant was working to determine if the redevelopment of the property exceeded fifty percent of the structure's current replacement value. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) Mr. Terry Burruss was present representing the applicant. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the right of way dedication on South University Avenue to be reduced from 55-feet from centerline to 45-feet from centerline. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. in ITEM NO.: 18. Z-8501 NAME: Stanton Optical Short -form PCD LOCATION: located at 112 South University Avenue 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. A minimum of 60% of the ground floor level facing the street must be glass -windows, entry features, or displays per the Mid -Town DOD. 3. No elevation may be constructed more than one hundred linear feet without visually a break to limit the mass of the structure. Rooflines shall be varied with a change in height every one hundred liner feet. 4. Exterior building materials and colors must be aesthetically pleasing and compatible with materials and colors used in the neighboring development. Predominate exterior building materials must be of high quality materials such as brick, wood stone, tinted stucco, EIFS concreted masonry units. Fagade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. Predominate exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. 5. Small buildings less than 5000 square feet — Parking shall not wrap the building but be limited to the side and rear areas. No parking shall be allowed int eh "front yard setback" area. 6. Building height shall be limited to thirty-five feet. 7. Setbacks are to be zero but will not be more than twenty feet excepting in cases where grade changes make such setbacks impractical. Side yard setbacks may be zero except where adjacent to residentially zoned property. Rear Yard setbacks may be zero except where adjacent to residentially zoned property. 8. For developments 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 part of the required landscape area of the parking lot. Variance[Waivers: None requested. Public Works Conditions: University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Staff recommends a deduction in the right-of-way dedication to 45 feet from centerline. A variance should be requested from the Board of Directors for a reduction in the right- of-way dedication. Item # 18. 2. The drainage system across this property and property to the north is private. Drainage problem have been reported on the property to the north of the subject property. The stormwater from the property to the north was being obstructed from draining under the subject property. The stormwater system under the subject property should be inspected and repairs made if required as part of the redevelopment of this property. 3. A 10 foot utility easement should dedicated along the south property line of the subject property. Currently, the City has an existing utility line along the south property line providing electricity to the streetlights and/or signal on University Avenue. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The existing driveways onto University Avenue should be removed and a new driveway installed in the middle of the property. The width of driveway must be constructed with a width of 27 feet. Curb and gutter should be reinstalled when the old driveways are removed. 5. 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). 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the newly dedicated right-of-way. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Item # 18. Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes #8 — the Rodney Parham and #21 — University Avenue. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short -form PCD. This area is located within the Midtown Design Overlay District, so all designs should reflect these design standards. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: University Avenue is a Principal Arterial is to serve through traffic activity centers within urbanized areas. Principal Arterial. The primary function of a and to connect major traffic generators or Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Briarwood Neighborhood Plan, but that plan does not address this issue. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The plan must comply with the City's Midtown Overlay District requirements. 3. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. Currently, the site is deficient on this minimal requirement around all four perimeters of the site. 4. The landscaping ordinance requires a minimum of three hundred and thirty six (336') square feet of building landscaping. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. Currently, the site plan proposed zero building landscaping. 5. Street trees shall be a minimum of three (3) 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 (8) foot clearance. 6. 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. Item # 18. 7. It is recommended to remove/replace any additional used/paved surface area with sod; being both permeable and environmental. 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, November 19, 2009. Item # 18.