HomeMy WebLinkAboutZ-8523-A Staff AnalysisITEM NO.: 7.
NAME: Southwest Power Pool Zoning Site Plan Review
LOCATION: located at 16100 Pride Valley Road
Planning Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than March 24, 2010. The Office of
Planning and Development must receive the proof of notice no later than April 2,
2010.
2. The property is currently zoned R-2, Single-family but staff is applying the 0-2
development standards to the requested site plan review.
3. Provide details of any proposed perimeter fencing including location and
construction materials.
4. Identify on the site plan buffer areas to be protected. Provide details outlining
methods to be employed to protect these permanent undisturbed buffers.
5. The 0-2 zoning district states no building hereafter erected or structurally altered
shall exceed a height of forty-five (45) feet at the required front, side or rear yard
setback lines. Building heights proposed in excess of forty-five (45) feet may be
authorized by the planning commission in conjunction with the site plan review.
However, the following formula shall rule: At the height permitted at said yard
setback lines, one (1) foot may be added to the height of the building for each foot
that the building or portion thereof is set back from the required yard lines. In no
instance shall the maximum height of the building exceed one hundred twenty (120)
feet. The building is indicated with a maximum building height of 84 feet and a
setbacks ranging from 88.81 feet to 104.7 feet.
6. The front, side and rear yard setbacks per the 0-2 zoning district shall be not less
than twenty-five (25) feet
Variance/Waivers: None requested.
Public Works Conditions:
1. Pride Valley Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required. Additional right-of-
way of 40 feet from centerline will be required to be dedicated for construction of a
right turn lane.
2. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
3. The new proposed street is classified on the Master Street Plan as a collector street.
A dedication of right-of-way of a total of 60 feet. Additional right-of-way will be
required to be dedicated for construction of a round -a -bout.
4. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvements to Pride Valley Road including
Item # 7.
5-foot sidewalk with the planned development. Per code, these improvements must
be constructed adjacent to the development. The plan shows paving the southern
half of Pride Valley Road to 18 feet from centerline. Will one-half street
improvements to the north side of Pride Valley and paving of the southern half of
Pride Valley Road west of new collector street and Pride Valley Road intersection be
constructed with one-half street improvements?
5. With site development, provide the design of the street conforming to the Master
Street Plan. Construct full street improvements to the new collector street including
5-foot sidewalks on both sides with the planned development. Curb and gutter will
be required to be installed on both sides of the street.
6. All driveways shall be concrete aprons per City Ordinance.
7. Provide a letter prepared by a registered engineer certifying the sight distance at the
driveways comply with 2004 AASHTO Green Book standards.
8. A Sketch Grading and Drainage Plan should be submitted per Section 29-186 (e).
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
11. Regulations and requirements pertaining to floodplain development should be
obtained from Pulaski County Planning Department.
12.If the property is annexed into the City in the future, in accordance with Section 31-
176, floodway areas must be shown as floodway easements or be dedicated to the
public. In addition, a 25 foot wide access easement is required adjacent to the
floodway boundary.
13.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
14. Alteration of the water course will require approval from the Little Rock District of the
US Army Corps of Engineers prior to start of work.
15. The proposed alteration of the addition of a bridge in the floodway will require flood
map revisions. Obtain a conditional letter of map revision approval from Public
Works and the Federal Emergency Management Agency prior to issuance of a
grading permit and/or a building permit.
16. 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).
17. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
18.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
19. Driveway widths do not meet the traffic access and circulation requirements of
Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The
south driveway entrance lane and the interior one way drive lanes should be at least
18 feet in width for emergency access.
20. Driveway widths do not meet the traffic access and circulation requirements of
Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. A
variance must be requested to exceed this width. The median of the south driveway
should be more bull nosed instead of rounded to assistance drivers to enter in the
Item # 7.
correct lane. The south driveway entrance lane and the interior one way drive lanes
should be at least 18 feet in width for emergency access.
21. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
22. Complete improvements to Kirk Road, the new collector street, and the Pride Valley
Road improvements adjacent to the development must be completed prior to
issuance of the certificate of occupancy for the first building in the development.
23. Per Section 29-170(j) of the City code, damage to private or public property due to
hauling operations or operation of construction related equipment from the
development shall be repaired by the responsible party prior to issuance of a
certificate of occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Easements are required for existing and/or new facilities around the sites
perimeter. A thirty (30) foot overhead or ten (10) foot under ground easement is
required. Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: The site is located within Waster District #349. Contact Barry
Hass to obtain information concerning connection fees. All Central Arkansas Water
requirements in effect at the time of request for water service must be met. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water regarding procedures
for installation of the hydrant(s). Contact Central Arkansas Water regarding the size
and location of the water meter. A Capital Investment Charge based on the size of
meter connection(s) will apply to this project in addition to normal charges. This fee will
apply to all connections including metered connections off the private fire system. The
facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice in
the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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
Item # 7.
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: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: The Parks Department would like the landowner to allow trail
access both to and by the property. Contact Mark Webre for additional information.
Plannina Division: No comment.
Landscape.
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The landscape ordinance requires eight percent (8%) of the paved surface area but
allocated for interior islands. These islands must be a minimum of three hundred
square feet in area and evenly distributed throughout the site; revise.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
5. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, March 24, 2010.
Item # T
April 8, 2010
ITEM NO.: 7
NAME: Southwest Power Pool Zoning Site Plan Review
LOCATION: Located at 16100 Pride Valley Road
DEVELOPER
Southwest Power Pool
145 N. McKinley Street, Suite 140
Little Rock, AR 72205
ENGINEER:
Development Consultants Inc.
2200 North Rodney Parham Road
Little Rock, AR 72212
FILE NO.: Z-8523-A
A
AREA: 21.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 1,900 LF
CURRENT ZONING: R-2, Single-family — Proposed 0-2, Office and
Institutional
PLANNING DISTRICT: 18 — Ellis Mountain
CENSUS TRACT: 42.07
VARIANCESIWAIVERS REQUESTED:
1. A variance request from Sections 30-43 and 31-210 to allow the entry
driveway to be located nearer the property line than typically allowed per the
ordinance and to allow the driveway width to exceed the typically ordinance
standard.
2. A deferral request for the placement of the required sidewalk along the
western side of the new collector street until such time as the property
adjacent to the sidewalk is developed.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
After a year long review process and examination of numerous possible
sites, Southwest Power Pool (SPP) has selected this site at Pride Valley
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.
ILE NO.: Z-8523-A
Road for their new corporate campus location. Many specific site
characteristics were required for a project of this nature and the proposed
location was the best choice for a central Arkansas location. The subject
site will allow SPP to create a campus atmosphere, rather than a basic
office development. There will also be room for future expansions when
they become necessary.
The site will be purchased, owned and developed by SPP. There will be a
coordinated effort between SPP and the current land owners to construct
the boundary street improvements. The current land owners will also
construct an extension of Kirk Road, with a bridge over Rock Creek, to
provide access to Chenal Parkway.
SPP has a strong desire to preserve as many trees as possible in the
perimeters, and where feasible in other areas of the site. To make this
possible, a four-story office building with a three story parking deck has
been proposed. Making the primary structures multi -story reduces the
surface area coverage on the site and allows more green space to be
maintained. The combined building area proposed is 220,000 gross
square feet. A total of 759 parking spaces is proposed. The building site
coverage is 20.38 percent.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded, with varying degrees
of slope. The property generally slopes upward from Pride Valley Road.
There is a wide Entergy easement with large electrical transmission lines
which runs north/south through the west portion of the property near
Zanzibar Road. The general area contains a mixture of uses and zoning.
A mixture of commercial uses, including a Kroger store, car dealership,
bank and lumberyard, is located to the north and northeast along Chenal
Parkway. Single-family residences on large lots are located to the east,
west and south (across Pride Valley Road). There is also undeveloped
R-2 zoned property to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information from area residents. All property owners located
within 200 feet of the site, the Parkway Place Property Owners
Association and the Coalition of West Little Rock Neighborhoods were
notified of the public hearing.
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April 8, 2010
SUBDIVISION
ITEM NO.: 7 Cont. FILE NO.: Z-8523-A
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1, Pride Valley Road is classified on the Master Street Plan as a
collector street. A dedication of right-of-way 30 feet from centerline
will be required. Additional right-of-way of 40 feet from centerline will
be required to be dedicated for construction of a right turn lane.
2. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
3. The new proposed street is classified on the Master Street Plan as a
collector street. A dedication of right-of-way of a total of 60 feet.
Additional right-of-way will be required to be dedicated for
construction of a round -a -bout.
4. With site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvements to
Pride Valley Road including 5-foot sidewalk with the planned
development. Per code, these improvements must be constructed
adjacent to the development. The plan shows paving the southern
half of Pride Valley Road to 18 feet from centerline.
5. With site development, provide the design of the street conforming to
the Master Street Plan. Construct full street improvements to the
new collector street including 5-foot sidewalk on both sides with the
planned development. Curb and gutter will be required to be
installed on both sides of the street.
6. All driveways shall be concrete aprons per City Ordinance.
7. Provide a letter prepared by a registered engineer certifying the sight
distance at the driveways comply with 2004 AASHTO Green Book
standards.
8. A Sketch Grading and Drainage Plan should be submitted per
Section 29-186 (e).
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. If disturbed area is one (1) or more acres, obtain a NPDES
stormwater permit from the Arkansas Department of Environmental
Quality prior to the start of construction.
3
April 8, 2010
SI IRnIV14inN
ITEM NO.: 7 (Cont.
E NO.- Z-8
11. Regulations and requirements pertaining to floodplain development
should be obtained from Pulaski County Planning Department.
12. If the property is annexed into the City in the future, in accordance
with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide
access easement is required adjacent to the floodway boundary.
13. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
14. Alteration of the water course will require approval from the Little
Rock District of the US Army Corps of Engineers prior to start of
work.
15. The proposed alteration of the addition of a bridge in the floodway will
require flood map revisions. Obtain a conditional letter of map
revision approval from Public Works and the Federal Emergency
Management Agency prior to issuance of a grading permit and/or a
building permit.
16. 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).
17. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
18. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traffic Engineering. Streetlights must
be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
19. Driveway widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway
must not exceed 36 feet. The south driveway entrance lane and the
interior one way drive lanes should be at least 18 feet in width for
emergency access.
20. Driveway widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway
must not exceed 36 feet. A variance must be requested to exceed
this width. The median of the south driveway should be more bull
nosed instead of rounded to assistance drivers to enter in the correct
lane. The south driveway entrance lane and the interior one way
drive lanes should be at least 18 feet in width for emergency access.
In
April 8, 2010
qI IRnwi.oi )N
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
21. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
22. Complete improvements to Kirk Road, the new collector street, and
the Pride Valley Road improvements adjacent to the development
must be completed prior to issuance of the certificate of occupancy
for the first building in the development.
23. Per Section 29-170(j) of the City code, damage to private or public
property due to hauling operations or operation of construction
related equipment from the development shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this
project. Contact Little Rock Wastewater Utility for additional information.
Enter : Easements are required for existing and/or new facilities around
the sites perimeter. A thirty (30) foot overhead or ten (10) foot under
ground easement is required. Contact Entergy for additional information.
Center -Point Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: The site is located within Water District #349.
Contact Barry Hass to obtain information concerning connection fees. All
Central Arkansas Water requirements in effect at the time of request for
water service must be met. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). Contact
Central Arkansas Water regarding the size and location of the water
meter. A Capital Investment Charge based on the size of meter
5
April 8, 2010
SUBDIVISION
EM NO.: 7 (Cont.
FILE NO.: Z-8523-A
connection(s) will apply to this project in addition to normal charges. This
fee will apply to all connections including metered connections off the
private fire system. The facilities on -site will be private. When meters are
planned off private lines, private facilities shall be installed to Central
Arkansas Water's material and construction specifications and installation
will be inspected by an engineer, licensed to practice in the State of
Arkansas. Execution of Customer Owned Line Agreement is required.
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: Place fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment received.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: The Parks Department would like the landowner to
allow trail access both to and by the property. Contact Mark Webre for
additional information.
F. ISSUES/TECHNICAUDESIGN:
Planning Division- No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The landscape ordinance requires eight percent (8%) of the paved
surface area be allocated for interior islands. These islands must be a
minimum of three hundred square feet in area and evenly distributed
throughout the site.
n
April 8, 2010
SUBDIVISION
ITEM NO.: 7 !Cant.
FILE NO.: Z-8523-A
3. An automatic irrigation system to water landscaped areas will be
required.
4. Prior to the issuance of a building permit, it will be necessary to provide
an approved landscape plan stamped with the seal of a Registered
Landscape Architect.
5. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving
trees of six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Robert Brown of DCI was present representing the application. Staff
presented an overview stating the Commission reviewed a rezoning
request for an area including this tract at their previous public hearing.
Staff stated the property was presently zoned R-2, Single-family but the
requested rezoning was for 0-2, Office and Institutional District. Staff
stated the review was based on the development criteria for the 0-2
zoning district. Staff stated the Planning Staff comments were more
informational than additional information required.
Public Works comments were addressed. Staff stated Pride Valley Road
was classified on the Master Street Plan as a collector street. Staff stated
a 30 foot right of way dedication would be required from centerline. Staff
stated a special grading permit for flood hazard areas would be required
prior to construction. Staff stated driveway widths did not meet the traffic
access and circulation requirements. Mr. Brown stated the desire was to
create a boulevard entrance to the building. He stated he would work with
the Fire Department and Public Works staff to satisfy their concerns
related to the driveway widths.
Landscaping comments were addressed. Staff stated eight percent of the
interior parking.areas were to be landscaped with landscape islands. Staff
stated an automatic irrigation system would be required to water
landscaped areas. Staff also stated at the time of development a
landscape plan stamped with the seal of a registered landscape architect
would be required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional
clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
7
April 8, 2010
SUBDIVISION
ITEM NO.: 7 Cont.
H. ANALYSIS:
FILE NO.: Z-8523-A
Mr. Robert Brown submitted a revised site plan to staff addressing the few
issues raised at the March 18, 2010, Subdivision Committee meeting.
The request includes a variance to allow the driveway to remain as
proposed. The request also includes a deferral of the sidewalk placement
along the western side of the new collector street until such time this area
is developed. The revised cover letter states all permits will be acquired
prior to construction on the site.
The site is being reviewed with the 0-2, Office and Institutional zoning
district criteria. The 0-2 zoning district states no building hereafter
erected or structurally altered shall exceed a height of forty-five (45) feet at
the required front, side or rear yard setback lines. Building heights
proposed in excess of forty-five (45) feet may be authorized by the
planning commission in conjunction with the site plan review. However,
the following formula shall rule: At the height permitted at said yard
setback lines, one (1) foot may be added to the height of the building for
each foot that the building or portion thereof is set back from the required
yard lines. In no instance shall the maximum height of the building exceed
one hundred twenty (120) feet. The building is indicated with a maximum
building height of 84 feet and a setbacks ranging from 88.81 feet to 104.7
feet. The building height proposed is within the allowance of the 0-2
zoning district.
The front, side and rear yard setbacks per the 0-2 zoning district shall not
be less than twenty-five (25) feet. The setbacks far exceed the typical
ordinance standards of the 0-2 zoning district.
A security fence is proposed surrounding the Operations Center the
eastern most building located on the site plan. The fence will be six (6)
feet in height and is proposed as a security style ornamental metal picket
with top pickets that are bent outward on the north, west, and south sides.
Within the buffer area on the eastern side, the fence will be a six (6) foot
black chain link fence with security wire turned to the inside of the
enclosure. The entire perimeter of the overall site will not be fenced.
The 50-foot land use buffer on the eastern perimeter will be maintained
with a minimum of 70 percent of the area undisturbed to comply with
ordinance requirements. Mr. Brown has indicated undisturbed areas and
other tree preservation areas will be protected with temporary fencing
during construction to prevent access and disturbance. The developers
:,
April 8, 2010
SUBDIVISION
ITEM NO.: 7 [Cont.
FILE NO.: Z-8523-A
have indicated there will be a strong effort to preserve existing trees in all
perimeter areas wherever feasible.
The request includes a variance of Sections 30-43 and 31-210 to allow a
drive in excess of 36 feet on the new collector street. The main entrance
drive is proposed with an opening 50 feet in width. The drive allows for
one entrance lane and two exit lanes with a ten foot landscape median.
The applicant has provided an approved plan from the Little Rock Fire
Department stating their concurrence with the drive as proposed. Public
Works has also indicated support of the drive. The developers have
indicated the variance request to maintain the drive widths as shown in the
boulevard street section will enhance traffic calming through the site and
discourage truck access at this location. The request also includes a
deferral of the sidewalk construction on the western half of the new
collector street until the property located adjacent to the sidewalk is
developed.
The developers have indicated the required half -street right-of-way
dedications, with an area for a right turn lane on Pride Valley Road will be
provided upon completion of the improvements. Upon completion of the
street improvements for the new collector street the right of way will also
be provided to the City.
The required half -street street improvements, with a right turn lane, on
Pride Valley Road will be installed per the Boundary Street Ordinance.
The south half of Pride Valley Road will be widened to 18 feet with asphalt
only. At this time there is no additional widening proposed for Pride Valley
Road west of the new collector street. A transition back to the existing
pavement width will be provided at this location.
The street design for the new collector street will meet the Master Street
Plan standards. According to the developer all street and drainage
improvements will be built at the time of construction of the street.
Sidewalks will be constructed along the east side. The request includes a
deferral of sidewalk placement on the west side until the adjacent property
develops.
The site plan includes several possible locations for surface detention on
the site plan. The developer has indicated the method proposed is to
create small berms within the wooded areas to accomplish temporary
ponding and provide the required detention.
9
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
The developer has reviewed the floodway easement with City of Little
Rock Engineering and both agree that the easement and access
easement along the floodway should follow the floodway lines established
in the FIRM maps that are pending approval at this time. The floodway
line in this area will move between 124 and 145 feet north of the
applicant's boundary when the map revisions are confirmed. Neither of
the easements will be required as a part of the current site plan review
request or permitting for Southwest Power Pool. There will be no
alteration of the Rock Creek water course that is a part of this project. A
flood map revision for the proposed Kirk Road bridge is not required. The
bridge has been designed so there is no rise in flood elevations. A 404
Permit is currently in process with the Corps of Engineers for the Kirk
Road bridge and is a separate infrastructure project by the current land
owners.
The landscape ordinance requires eight percent (8%) of the paved surface
area be allocated for interior islands. These islands must be a minimum of
three hundred square feet in area and evenly distributed throughout the
site. The revised site plan has increased the sizes of two islands at the
Operations Center parking lot. Two additional islands were added to the
future building lot at the north. The parking area in front of the main
building is the top level of a parking deck structure and tree islands will not
be installed there. The parking deck structure is proposed to minimize the
surface area of parking and maximize tree preservation on the remainder
of site. The developers have indicated there will be significant numbers of
existing trees preserved on this site.
To staff's knowledge there are no outstanding technical issues in need of
addressing related to this item. The site plan review for the site is based
on development criteria for 0-2 zoned property. Based on the
development standards of the various City ordinances the development
appears to meet the intent. Although there are two ordinances the
developers are seeking variances from staff does not feel these variances
will significantly impact the development or the area. Staff recommends
prior to development of the site the rezoning request be finalized and
approved by the Little Rock Board of Directors.
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.
10
April 8, 2010
SI IRnIVi.qInN
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
Staff recommends the property be rezoned to 0-2, Office and Institutional
District prior to development of the site.
Staff recommends approval of the variance request from Sections 30-43
and 31-210 to allow the driveway to remain with a minimum spacing from
the property line less than typically required per the ordinance and to allow
the driveway width to exceed the width typically allowed per City
ordinance.
Staff recommends approval of the deferral request to allow the placement
of the sidewalk along the western side of the new collector street until
such time as the property adjacent to the sidewalk is developed.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Robert Brown of Development Consultants, Inc. was present representing
the request. There were registered objectors present. The item was heard in
conjunction with an annexation request for a larger area than the site proposed
for development (A-319). Staff presented an overview along with a
recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs, D, E and F of the agenda
staff report. Staff presented a recommendation the property be rezoned to 0-2,
Office and Institutional District prior to development of the site. Staff presented a
recommendation of approval of the variance request from Sections 30-43 and
31-210 to allow the driveway to remain with a minimum spacing from the property
line less than typically required per the ordinance and to allow the driveway width
to exceed the width typically allowed per City ordinance. Staff presented a
recommendation of approval of the deferral request to allow the placement of the
sidewalk along the western side of the new collector street until such time as the
property adjacent to the sidewalk is developed.
Staff stated the applicant was requesting variance from the Land Alteration
Regulations per Section 29-187(e)(3) to exceed the cut and slope requirements
of Section 29-190. Staff stated the applicant was proposing 2:1 slopes which
were steeper than the maximum allowed of 3:1 slope without installing retaining
walls or terraces. Staff stated the applicant was also proposing a 31 foot cut just
east of the office building which exceed the maximum allowed 30 foot cut. Staff
presented a recommendation of approval of a variance request from the Land
Alteration Regulations per Section 29-187(e)(3) to exceed the cut and slope
requirements of Section 29-190. Staff stated the applicant was proposing the
2:1 slopes to preserve trees for LEED certification. Staff stated the slopes would
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April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
be hydroseeded with drought tolerant grass mixtures and covered with erosion
control blankets.
Mr. Randy Copper addressed the Commission with concerns. He stated the
intersection of Pride Valley Road and Kanis Road was very congested during
drop-off and pick-up times of Baker Elementary School. He questioned if the
new road accessing the site would be open at the time Southwest Power Pool
began operations from this site.
Mr. Barry Haas addressed the Commission stating he was not objecting to the
request but was providing information to the Commission concerning the water
district located in the area. He stated the property was located within Water
District 349. He stated the property would be assessed for payment of the water
district dues even if the property received water from another source.
Ms. Jenny Adair addressed the Commission with concerns. She questioned how
site lighting would be handled. She stated the homes in the area were located in
the country and for the development to have a vast amount of lighting would be
out of character for the area. She questioned who the neighborhood would
contact during construction if litter became a problem. She also questioned who
to contact if there were issues with Pride Valley Road. She questioned if any
additional building could be expected outside the plan presented.
Mr. Robert Brown addressed the Commission stating a traffic study had been
conducted on the site and the traffic engineers felt the new road and Pride Valley
Road could handle the additional traffic to the area. He stated the extension of
Kirk Road would be complete by the time Southwest Power Pool began
operating from the site. He stated the developers were well aware of the water
district assessment and were working to determine the best way to pay the
assessments. Mr. Brown stated the site would contain lighting but all lighting
would be directed into the site. He stated with the extensive buffering on the site
and the building being set down into the cut -slope it was unlikely the lighting
would be visible to the neighbors. He stated the City would require streetlights
to be installed on the new street and Pride Valley Road which he felt would have
more of an impact than the development. Mr. Brown stated the only construction
would be the office building and operations center. He stated the site plan did
include a building for future expansion.
There was a general discussion by the Commission concerning the request and
access to the site. Mr. Brown stated the extension of Kirk Road would be
complete prior to Southwest Power Pool obtaining their certificate of occupancy.
The Commission questioned the number of jobs created and the number of
employees of the company. Mr. Brown stated preliminary estimates were the
12
April 8, 2010
SUBDIVISION
ITEM N
FILE NO.: Z-8523-A
creation of 200 jobs and at the peak 500 employees would access the site. He
stated not all employees worked an 8:00 am to 5:00 pm day. He stated the
operations employees worked a different schedule than the office workers.
The Chair entertained a motion for approval of the variance request from the
Land Alteration Ordinance. The motion carried by a vote of 10 ayes, 0 noes and
1 absent. The Chair entertained a motion for approval of the item as presented
by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
13