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HomeMy WebLinkAboutZ-8815 Staff AnalysisFILE NO.: Z-8815 NAME: Nature Conservancy of Arkansas Short -form POD LOCATION: Located on the northeast corner of Woodlawn and N. University Avenue DEVELOPER: The Nature Conservancy AR Field Office The Borne Firm Architects PA 2601 Kavanaugh Boulevard, Suite 7 Little Rock, AR 72205 ENGINEER: Hanson & McLaughiln Engineering, Inc. 320 Executive Center Court, Suite 202 Little Rock, AR 72205 AREA: 0.91 acres CURRENT ZONING ALLOWED USES PROPOSED ZONIN NUMBER OF LOTS: 1 lot 0-3, General Office District Office -•E FT. NEW STREET: 0 LF PROPOSED USE: Construction of New Maintenance and Storage Facility — Midtown and Hillcrest DOD VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives as proposed along Woodlawn Drive. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The Nature Conservancy of Arkansas occupies the northeast corner of Woodlawn Drive and N. University Avenue. The office building fronts on N. University Avenue and the rear of the property (along Woodlawn Drive) is fenced and is used as outdoor and indoor storage of vehicles, trailers and equipment. The request is a rezoning from 0-3, General Office District to POD FILE NO.: Z-8815 (Cont. to allow the removal of the existing maintenance building and the construction of a new maintenance and storage building. The existing 1,200 square foot maintenance building will be removed to allow for the new 5,000 square foot maintenance and storage facility to be constructed. The new building will be used for housing the Nature Conservancy's vehicles and equipment used by the burn crew and other field activities. Equipment to be stored includes trucks, ATV's, trailers, hand tools etc. A separate 312 square foot building for the storage of gasoline in small containers, chainsaws and other small gasoline powered equipment will also be constructed within the northern portion of the site. Additionally, covered storage for boats, trailers and vehicles will be added on the north side of the site. The enclosed building will be structural clay masonry (8"X4"X16") construction with standing seam metal roofs and concrete slab on grade floors; the covered structures will be light steel frames and metal roof. The site will be paved with new asphalt paving. The existing westernmost curb cut will remain in its current location and will be slightly widened. The eastern curb cut will be relocated to the east. There currently exists an open ditch running from a catch basin located at the northwest corner of the site meandering through the site and exiting at the street at the southeast corner; the owner is proposing piping this stormwater in order to increase the useable area of the site. B. EXISTING CONDITIONS - This area contains a mixture of uses including residential, office, commercial and a school. There are two (2) shopping centers located south of the site at the intersection of West Markham and University Avenue. There is a private school located to the west of the site and a public school located two (2) blocks to the north of the site. East, northeast and southeast of the site are single-family homes. There is a condominium development located southeast of the site on the corner of Lee Avenue and North Pierce Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. 2 FILE NO.: Z-8815 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A variance must be requested for the 2 driveways not meeting the required 250 foot spacing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of the 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 3 FILE NO.: Z-8815 (Cont. Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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 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 a Customer Owned Line Agreement is required. Fire Department- Maintain access. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: CATA Route #21, the University Avenue Route, is located adjacent to this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to POD (Planned Office District) to allow for the development of accessory support structures for storage and training on the site. The site is within the Midtown & Hillcrest Design Overlay Districts which require certain design and use elements. Master Street Plan: University Avenue is Principal Arterial and Woodlawn is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 4 FILE NO.: Z-8815 Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Midtown Design Overlay District. 2. The zoning buffer ordinance requires a nine foot wide (9) land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a fourteen foot wide (14) land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 4. Eight percent (8%) of the parking lot must be comprised of green space and landscaping per Chapter fifteen (15) of the City of Little Rock's Landscape Ordinance. The interior islands must be distributed evenly throughout the site. 5. A small amount of building landscaping will be required. 6. A controlled automatic irrigation system is required for all new landscaped areas. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 9. The Landscape Ordinance requires a nine foot (9') wide perimeter landscape strip around the sites entirety. The site is located within the Designated Mature Area of the City which allowes the minimum landscape strip to be reduced to six (6) feet nine (9) inches. A variance from the City Beautiful Commission will be required prior to the issuance of a building permit. G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012) Mr. Robin Borne was present representing the request. Staff presented an overview of the development stating the site was located within the Midtown Design Overlay District and the Hillcrest Design Overlay District. Staff stated within the Midtown DOD the submission of a PZD was required for new construction. Staff stated there were a number of items which needed clarification pertaining to the development criteria of the DOD. Staff also stated the building was not a public building but was a replacement building for an existing maintenance building. Public Works comments were addressed. Staff stated right of way dedication to 30-feet from centerline was required to meet the Master Street Plan. Staff also stated the driveway locations and widths did not comply with the typical spacing 5 FILE NO.: Z-8815 (Cont. requirements of the Master Street Plan and the Subdivision Ordinance and would require a variance. Landscaping comments were addressed. Staff stated the Landscape Ordinance required a minimum landscape strip of 6-feet 9-inches around the sites perimeter. Staff also stated some interior and building landscaping would be required to comply with the minimum standards of the Landscape Ordinance. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted written responses to comments raised at the November 15, 2012, Subdivision Committee meeting. The proposal is a rezoning from 0-3, General Office District to PD-O, Planned Development Office, to allow the Nature Conservancy of Arkansas to construct a new maintenance building which will replace an existing maintenance building. The property is located within the Midtown and Hillcrest Design Overlay District thus the required review thru the PZD process. The Midtown DOD and the Hillcrest DOD have similar development criteria standards. Materials, elevations, projections and building height are specified. In addition limits are placed on parking within the Districts and utilities are to be placed underground. The new construction will be accessory use buildings for the Nature Conservancy. The site plan indicates the construction of a 50-foot by 100-foot new maintenance and storage building and a new 12-foot by 26-foot hazardous materials storage building and two areas of covered storage will be provided on the site. When comparing the new construction to the Midtown DOD there are a number of variations. Since the building will not have a customer entrances nor will the building contain customer parking staff does not feel these variations are a concern. The paved areas around the area of new construction will be used by employees of the Nature Conservancy for vehicle storage for the Nature Conservancy's vehicles and equipment. The applicant has indicated the new construction will not comply with the minimum standards of the Landscape Ordinance with regard to interior landscaping nor the perimeter landscape strip. The applicant has indicated due to maneuvering needs on the site interior landscaping can not be provided. The site will be fenced with a six (6) foot chain link fence. The drives will be gated with the gates closed at all times with the exception of Nature Conservancy vehicles entering and exiting the site. FILE NO.: Z-8815 (Cont. Per the Midtown DOD a minimum of 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets is to be glass -windows, entry features or displays. The primary facade of the building is to be oriented parallel with the street, or the principal vehicular or pedestrian routes of travel whether public or private. Wall projections or recesses a minimum of three feet deep and a minimum of twenty contiguous feet north to extend over twenty percent of the facade is required. Arches, display windows enter areas or awnings are to exist along at least sixty percent of the facade. The building is to have at least one primary entrance oriented to the street. The building does not fully comply with the typical standards. Exterior building materials and colors are to be aesthetically pleasing and compatible with materials and colors used in neighboring developments. The predominant exterior building material is to be of high quality materials; such as but not limited to: brick, wood, stone, tinted stucco, EIFS (exterior insulation finish system) concreted masonry units. Fagade colors are to be low reflectant subtle, neutral or earth tone with trim and accents brighter colors. Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. The new building will be constructed of structural clay brick with a standing seam metal roof. The colors will be neutral tones as specified within the DOD. The building height will be well below the 60- foot allowable height per the Midtown DOD. The building is set at 20-feet from Woodlawn Drive as specified in the Midtown DOD. The side yard and rear yard setbacks comply with the typical standards of the DOD. The side yard setback along the east where abutting single-family zoning and homes is indicated well over the minimum four (4) foot setback. The rear yard is adjacent to a commercial parking lot on R-5 zoned property. The setback exceeds the 25-foot specified in the Midtown DOD. There are two (2) drives located on the property currently and the applicant is requesting to maintain the drives. The Nature Conservancy stores large trucks and trailers within this area which require a large maneuvering area. According to the applicant the two (2) drives are necessary to allow the site to continue to function. The Midtown DOD states there should be no more than one curb cut per block face. Driveways and parking lot entrance -exits are to be combined and where appropriate located in alleys. The applicant is seeking a variation from this typical requirement. The utilities to the new maintenance building will be located underground. All trash enclosures will be located away from public view and screen per typical ordinance standards. There is no public parking within the area of redevelopment. All employees and guests will continue to use the parking lot located between the new building and the existing office building. The only items to be parked within this area are the Nature Conservancy's vehicle inventory and equipment. rl FILE NO.: Z-8815 [Cont. No new signage is proposed for the redevelopment area. A small identification sign will be placed on the building on the facade abutting Woodlawn Drive. All lighting will comply with the Midtown DOD criteria. The site plan indicates the placement of a landscape strip along Woodlawn Drive. The DOD typically requires the placement of Land Use Buffers where adjacent to single-family or duplex zoning or used property. Surface parking lots are to be landscaped per City's Landscape Ordinance requirements. The applicant has indicated the parking areas will not contain interior landscape islands nor will the perimeter have the required landscaped strips. The Hillcrest DOD states the street -level facade is to reflect the same building materials as the existing commercial buildings in the one -block area adjacent to and across from the location. Predominate exterior building materials may be any standard material, except corrugated or ribbed materials, smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. Setbacks may align with existing structures on the block face and the maximum building height allowed in 39-feet. Parking, lighting, underground utilities and signage have similar standards of the Midtown DOD. Although the site does not fully comply with the typical standards of the Midtown and Hillcrest DOD's staff is supportive of the redevelopment. The new building is not proposed as a public building but as an accessory building to serve the Nature Conservancy for vehicle and equipment storage. The existing building which will be removed is constructed with metal and the new construction will be of a higher quality material. Currently a large amount of the inventory is stored in the parking lot and with the new construction a number of these items will be placed within the enclosed building or on the rear of the site under the covered storage. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for the site and the area. 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 landscaping as presented by the applicant. Staff recommends approval of the driveways as proposed on the site plan. 0 FILE NO.: Z-8815 (Cont. PLANNING COMMISSION ACTION: (DECEMBER 13, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the landscaping as presented by the applicant. Staff also presented a recommendation of approval of the driveways as proposed on the site plan. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 10, Z-8815 NAME: Nature Conservancy of Arkansas Short -form POD LOCATION: located on the northeast corner of Woodlawn and N. University Avenue Note: Annotations maicatea in red italic by The Borne Firm Architects P.A., Robin Y. Borne President, as agent for The Nature Conservancy of Arkansas; November 14, 2012 Planning Staff Comments. 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 28, 2012. The Office of Planning and Development must receive the proof of notice no later than December 7, 2012. Will Comply 2. A minimum of 10-percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. Approximately 25% of the site will rema►n rn a natural state due ro the severe topography and drainage issues 3. The site is located within the Mid -town DOD — The following list the development criteria of the Mid -town DOD. Please outline the areas so as to review the proposed new construction with the typical Overlay standards. a. 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. This is an expansion of the present use of the site; a Maintenance & Storage Facility b. The primary fagade of a building shall be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. Due to the use there is no primary fagade; orientation is dictated by program requirements and site restraints c. 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 fagade. This is not a commercial project d. Entryway — Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development. No public use e. Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows. No public use Item # 10. f. All sides of buildings that face abutting public or private rights of way, except alleys, shall feature at least one customer entrance. No public use g. Exterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments. Exterior to be structural clay brick 8X4X16, roof to be prefinished standing seam metal h. Predominant exterior building materials shall be of high quality materials; such as but not limited to: brick, wood, store, 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. See above a shading canopy will extend across the south elevation i. Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. A pre -finished standing seam metal roof is planned, variation requested j. Building setbacks from property lines and street rights of way shall be: i. 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. We will have a 20' setback once the ROW is widened 5' ea side ii. Side yard setbacks may be zero except where adjacent to lots containing single-family detached structures. In this case the side yard setback shall be a setback of not less than four (4) feet. Would not apply iii. Rear yard setback may be zero, except where adjacent to lots containing single-family detached structures. In this case the rear yard setback shall have a setback of not less than 25-feet. Would not apply k. 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. There are now two existing curb cuts and are requesting a variation to allow two curb cuts in the new project I. Sidewalks and Pedestrian walkways — All driveways and internal streets shall have minimum five foot sidewalks on both sides located away from the back of curb. There are no internal sidewalks and no public use m. All developments shall include as part of their site plan pedestrian linkages through parking areas and to adjacent buildings or developments. A new connection to the TNC office building is being created, all pedestrian traffic is private n. 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. Existing power is overhead and will remain, power to the new building will be underground Item # 10. o. Trash enclosures shall be located in alleys wherever available or in common service areas for multiple developments. p. 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. No trash receptacles will be within the public view q. Parking requirements within the District shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. Would not apply; to public use r. No parking shall be allowed in the front yard setback area. Will comply s. 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 (1) acre monument signs may be up to twenty -for (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 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. Minimal signage mounted on building only, no advertising t. 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. Will comply u. 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. Clarification requested v. 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 required. Would not be required; no public use w. Surface parking lots shall meet all current landscape requirements. Minimal parking for TNC vehicles only; due to large turning radius of vehicles with trailers a variation is requested Item # 10. x. 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. Will comply y. Trees greater than 14 inches in diameter, measured at 4'h 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. No such trees exist on site z. Lighting shall conform 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. Site lighting shall consist of security lighting only; lighting will be shielded from residential areas VarianceANaivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Owner has agreed 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Understood 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Understood 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Will comply 5. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. Understood 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A variance must be requested for the 2 driveways not meeting the required 250 foot spacing. Owner requests the variation Utilities and Fire Department/County Planning: Item # 10. Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of the 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 requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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 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 a Customer Owned Line Agreement is required. Fire Department: Maintain access. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: CATA Route #21, the University Avenue Route, is located adjacent to this site. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to POD (Planned Office District) to allow for the development of accessory support structures for storage and training on the site. The site is within the Midtown & Hillcrest Design Overlay Districts which require certain design and use elements. Item # 10. Master Street Plan: University Avenue is Principal Arterial and Woodlawn is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are donsidered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Mid -town Design Overlay District. 2. The zoning buffer ordinance requires a nine foot wide (9') land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. An 20' alley currently exists along the eastern side of the site. The alley is in a natural state and will be unaffected by the project. Due to severe drainage issues the development will extend to the eastern property line 3. The zoning buffer ordinance requires a fourteen foot wide (14') land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The existing 50' buffer along the northern side will remain due to topography and drainage constraints 4. Eight percent (8%) of the parking lot must be comprised of green space and landscaping per Chapter fifteen (15) of the City of Little Rock's Landscape Ordinance. The interior islands must be distributed evenly throughout the site. No on -site parking; TNC vehicles will be stored on site 5. A small amount of building landscaping will be required. Will Comply 6. A controlled automatic irrigation system is required for all new landscaped areas. Will comply for manicured areas on south side, naturalized areas will have no irrigation 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Will comply 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised platlplan_ Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 21, 2012. Item # 10. f 416M[e] Z-8815 NAME: Nature Conservancy of Arkansas Short -form POD LOCATION: located on the northeast corner of Woodlawn and N. University Avenue Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 28, 2012. The Office of Planning and Development must receive the proof of notice no later than December 7, 2012. 2. A minimum of 10-percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. 3. The site is located within the Mid -town DOD — The following list the development criteria of the Mid -town DOD. Please outline the areas so as to review the proposed new construction with the typical Overlay standards. a. 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. b. 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. c. Wall projections or recesses a minimum of three feet deep and a minimum of 20 continuous feet not to extend over 20 percent of the facade shall be required. Arches, display windows, entry areas or awnings shall exist along at least 60 percent of the facade. d. Entryway — Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development. e. Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows. f. All sides of buildings that face abutting public or private rights of way, except alleys, shall feature at least one customer entrance. g. Exterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments. h. Predominant exterior building materials shall be of high quality materials; such as but not limited to: brick, wood, store, tinted, stucco, EIFS (Exterior Insulation Finish System) concreted masonry units. Fagade colors — shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. i. Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. j. Building setbacks from property lines and street rights of way shall be: Item # 10. i. 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. ii. Side yard setbacks may be zero except where adjacent to lots containing single-family detached structures. In this case the side yard setback shall be a setback of not less than four (4) feet. iii. Rear yard setback may be zero, except where adjacent to lots containing single-family detached structures. In this case the rear yard setback shall have a setback of not less than 25-feet. k. 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. I. Sidewalks and Pedestrian walkways — All driveways and internal streets shall have minimum five foot sidewalks on both sides located away from the back of curb. m. All developments shall include as part of their site plan pedestrian linkages through parking areas and to adjacent buildings or developments. n. 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. o. Trash enclosures shall be located in alleys wherever available or in common service areas for multiple developments. p. 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. q. Parking requirements within the District shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. r. No parking shall be allowed in the front yard setback area. s. 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 (1) acre monument signs may be up to twenty -for (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 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. t. 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. u. 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 Item # 10. 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. v. 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 required. w. Surface parking lots shall meet all current landscape requirements. x. 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. y. Trees greater than 14 inches in diameter, measured at 4 Y2 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. z. Lighting shall conform 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. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A variance must be requested for the 2 driveways not meeting the required 250 foot spacing. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Item # 10. Entergy: No comment received. Center -Paint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of the 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 requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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 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 a Customer Owned Line Agreement is required. Fire Department: Maintain access. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: CATA Route #21, the University Avenue Route, is located adjacent to this site. Parks and Recreation: No comment received. Planning Division_ This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to POD (Planned Office District) to allow for the development of accessory support structures for storage and training on the site. The site is within the Midtown & Hillcrest Design Overlay Districts which require certain design and use elements. Master Street Plan: University Avenue is Principal Arterial and Woodlawn is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to Item # 10. connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape:_ 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Mid -town Design Overlay District. 2. The zoning buffer ordinance requires a nine foot wide (9') land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a fourteen foot wide (14') land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 4. Eight percent (8%) of the parking lot must be comprised of green space and landscaping per Chapter fifteen (15) of the City of Little Rock's Landscape Ordinance. The interior islands must be distributed evenly throughout the site. 5. A small amount of building landscaping will be required. 6. A controlled automatic irrigation system is required for all new landscaped areas. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. _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 21, 2012. Item # 10. connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Mid -town Design Overlay District. 2. The zoning buffer ordinance requires a nine foot wide (9') land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a fourteen foot wide (14') land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 4. Eight percent (8%) of the parking lot must be comprised of green space and landscaping per Chapter fifteen (15) of the City of Little Rock's Landscape Ordinance. The interior islands must be distributed evenly throughout the site. 5. A small amount of building landscaping will be required. 6. A controlled automatic irrigation system is required for all new landscaped areas. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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