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HomeMy WebLinkAboutS-1573 Staff AnalysisITEM NO.: 2. S-1573 NAME: Supermarine Airport FOB Development Subdivision Site Plan Review and Right of Way Abandonment for Frazier Pike and East 22nd Street LOCATION: located East of Bond Street, near Frazier Pike and East 22nd Streets Planning Staff Comments: 1. Provide notification of abutting property owners 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. Provide the total square footages for each of the activities taking place within the buildings including the terminal, commercial, office, hangar space. 3. Locate the gate call box or detail how the gates will function on the proposed site plan. 4. The cover letter indicates the landscape area will not include trees. Indicate on the site plan the proposed landscaping materials (low growing shrubs) within the landscaped areas. 5. Provide letters from the various utility companies indicating their desire for maintenance of the abandonment as a utility easement. Variance/Waivers: 1. A variance from the Zoning Ordinance to allow a reduced street buffer along Bond Street. 2. A variance to allow a reduced driveway spacing. Public Works Conditions: 1. Bond Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Street with the planned development. Per the Master Street Plan, Bond Street should be constructed to a minor arterial industrial street standard. 3. Right-of-way of Frazier Pike should be abandoned. 4. The corners of the entrance drives should be shortened to allow vehicle movement. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 5. Due to the required stacking distance of 30 feet at the gates, the gates should open to the inside and not to the outside. Due to area constraints, the gates may have to slide instead of swinging. 6. Staff supports the variance request for reduced driveway spacing at the fueling area. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Item # 2 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. 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 at 379-1813 (Steve Philpott) for more information. 10.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located east of Frazier Pike. A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688- 1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including any metered connections off the private fire system. 3. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 4. A water main extension and 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). 5. 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. 6. 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. Fire Department: Approved as submitted. Item # 2 County Planning: No comment. CATA: The site is located on CATA Bus Route #20 — the College Station Bus Route. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. In receipt of the letter requesting the elimination of trees on this project the following applies: a) A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. b) A written explanation of why this particular site varies from the Little Rock Airport and the other surrounding businesses that complied fully with the City's minimal buffer and landscaping requirements. According to the document submitted, there are plants that are more optimal for planting around airports? Is this part of your request? c) The document submitted was dated July 27, 2004. Since the documents composer the Little Rock Airport voluntarily added a substantial amount of landscaping/trees to their property. Currently, in our office are 2-3 ongoing projects located on the airport property that too, intend on complying. 3. The zoning street buffer requires an average thirty-six (36) foot wide street buffer and in no point be less than half. Currently, this area is shown as nine (9) foot wide. It appears the parking lot can be reduced to increase this landscape area. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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 (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 2 July 5, 2007 ITEM NO.: 2 FILE NO.: S-1573 NAME: Supermarine Airport FOB Development Subdivision Site Plan Review and Right of Way Abandonment for Frazier Pike and East 22"d Street LOCATION: Located East of Bond Street, near Frazier Pike and East 22"d Streets DEVELOPER: Supermarine of Little Rock 2101 Frazier Pike Little Rock, AR 72206 FNr,INFFR- McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 AREA: 19.4 acres NUMBER OF LOTS: 1 — Leased Parcel FT. NEW STREET: 0 CURRENT ZONING: 1-2, Light Industrial PLANNING DISTRICT: 25 - Port CENSUS TRACT: 2 VARIANCESM/AIVERS REQUESTED: 1. A variance from the Zoning Ordinance Section 36-522 to allow a reduced street buffer along Bond Street. 2. A variance from Sections 30-43 and 31-210 to allow a reduced driveway spacing along Bond Street. 3. A variance from the Landscape Ordinance requirement for the placement of trees. A. PROPOSAL/REQUEST: The applicant is seeking a site plan review for the Supermarine Airport FBO Development located at the Little Rock Regional Airport. The project involves the redevelopment of approximately 19 acres on the southwest side of the Little Rock Regional Airport. The project includes overall grading of the site and redistribution of site utilities to the new proposed new buildings. The proposed structure include four, free standing aircraft hangars with associated office and July 5, 2007 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1573 shop space. The plan indicates new vehicle parking areas along with landscaped zones. New aircraft ramp area has also been provided. The ground will be leased from the Airport Authority by Supermarine of Little Rock LLC. Supermarine is currently operating the existing FBO at the site. Supermarine intends to remain in operation during the phased construction of the site improvements. The request includes the following variances for the proposed site plan: 1. As indicated on the Site Plan Drawing the curb cuts on Bond Avenue are all at least 300-feet apart except for one location. At the South end of the Site the applicants are proposing a separation of 149'-6" between the curb cuts for the entry to the fuel farm storage tanks unloading zone. This dimension will contain the fuel truck unloading zone for safety and would limit the access to the airport operations areas to enhance security. 2. The landscaping "Buffer and Screening" from the Little Rock Code requirements indicate that for Industrial uses, a six (6) percent of the average depth of the site is required for a front yard street buffer. A minimum dimension of nine (9) feet wide landscape strip will be provided. Additional landscaped areas of fifteen percent have been provided in the parking lot area which typically requires the placement of eight (8) percent landscaping. The total area and percentages are indicated on the Site Plan drawing. To minimize any potential interface with flying birds and the breaching of security by climbing opportunities, the installation of trees on general aviation sites and other airport developments is generally discouraged. The applicant proposes replacing trees with low shrubs in the landscaped zones. The application also includes the abandonment of portions of Frazier Pike and East 22nd Streets as they run through the site. The request for abandonment of the right of way includes the abandonment of easements for the two roads as they enter the site from Bond Avenue. B. EXISTING CONDITIONS: The site is located along the eastern perimeter of the Little Rock Regional Airport. There are a number of buildings located within this area. Many containing aviation related businesses. To the south is a similar type aviation business, a private hangar and flying service. To the west of the site are industrial type uses located South of East 9th Street and North of Roosevelt Road. 2 July 5, 2007 SUBDIVISION ITEM NO.: 2 (Cont. C. NEIGHBORHOOD COMMENTS: FILE NO.: S-1573 As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the East Little Rock Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bond Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Street with the planned development. Per the Master Street Plan, Bond Street should be constructed to a minor arterial industrial street standard. 3. Right-of-way of Frazier Pike should be abandoned. 4. The corners of the entrance drives should be shortened to allow vehicle movement. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 5. Due to the required stacking distance of 30 feet at the gates, the gates should open to the inside and not to the outside. Due to area constraints, the gates may have to slide instead of swinging. 6. Staff supports the variance request for reduced driveway spacing at the fueling area. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. 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 at 379-1813 (Steve Philpott) for more information. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 3 July 5, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1573 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located east of Frazier Pike. A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: 3 Phase 13KV electrical circuit exists on the south side of East 22"d Street between Bond Street and Frazier Pike which feeds Omni Air. Relocation will be at the cost of the customer. Contact Entergy at 569-5448 for additional information. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including any metered connections off the private fire system. 3. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 4. A water main extension and 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). 5. 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. 6. 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. Fire Department: Approved as submitted. M July 5, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1573 County Planning: No comment. CATA: The site is located on CATA Bus Route #20 — the College Station Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. In receipt of the letter requesting the elimination of trees on this project the following applies: a) A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. 3. The zoning street buffer requires an average thirty-six (36) foot wide street buffer and in no point be less than half. Currently, this area is shown as nine (9) foot wide. It appears the parking lot can be reduced to increase this landscape area. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was not present. Staff presented an overview of the proposed development stating they would contact the applicant to resolve any questions and concerns raised during the preliminary review process. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the issues raised by staff during the review process for the June 14, 2007, Subdivision Committee meeting. The applicant has provided the total square footages of the proposed uses on the site plan. The site plan also indicates sliding gates as requested by 5 July 5, 2007 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1573 staff to allow for adequate stacking distance. The applicant has not addressed staff's concerns related to the proposed landscaping and buffer requirements. The site plan indicates a minimum landscape strip along Bond Street of 9-feet. The zoning street buffer typical requirement is a 36-foot buffer and in no case less than one half or 18-feet. The site plan indicates the placement of fifteen percent interior landscaping within the parking lot area which typically requires the placement of eight (8) percent landscaping to off -set the reduced street buffer. Staff is supportive of the variance request based on the proposed landscaping plan. The applicant is also seeking a variance from the typical landscape ordinance requirements for the placement of trees within the landscaped areas. According to the applicant tree placement is generally discouraged to minimize any potential interface with flying birds and the breaching of security by climbing opportunities. The applicant proposes replacing trees with low shrubs in the landscaped zones. Staff has had conversations with the Airport Planner who has indicated the airport does not desire the placement of trees in this location. The Airport Planner has provided staff with the FAA Advisory Circular 1501/5200-33A, Hazardous Wildlife Attractions on or Near Airports. This circular discourages the placement of trees on or near airports and airport runways. The circular also recommends a 10-foot clear zone on each side of the perimeter fencing surrounding an airport facility. Staff is supportive of the request to eliminate the tree planting requirement and the placement of low growing shrubs within the landscaped areas as proposed by the applicant. This variance will require City Beautiful Commission approval. The site plan indicates the placement of three hangars on the site; Hangar A, Hangar B and the Stephens Inc Hangar. Hangar A is indicated with an executive terminal and hangar space with a total of 24,000 square feet of hangar spaces, 10,000 square feet of office space and 1,750 square feet of retail space. Hangar B is indicated with 40,000 square feet of hangar space, 4,400 square feet of office space and 6,400 square feet of retail space. The Stephens Inc Hangar is indicated with 30,000 square feet of hangar space, 7,400 square feet of office space and 6,000 square feet of retail space. The typical minimum parking required for the development would be 135 parking spaces based on the proposed uses. The site plan indicates the placement of 230 parking spaces to serve the development. The indicated parking is more than adequate to meet the typical minimum parking requirement. The site plan indicates a total lease parcel size of 845,462 square feet and a total building area of 177,805 square feet with a total floor area of 173,440 square feet. The total percentage of building coverage on the site is 21 percent. The site plan indicates the building placement per the 1-2, Light Industrial District zoning classification or a minimum of 50-feet from the new right of way line. The maximum building height will not exceed the maximum height allowed per 1-2, Light Industrial District zoned property or a maximum of 45-feet. The applicant is seeking the abandonment of the existing right of way for a portion of Frazier Pike and East 22"d Streets. Several of the utility companies have indicated facilities within these rights of way and have indicated the 0 July 5, 2007 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1573 developer will be responsible for moving any utilities at their expanse. If the utilities are relocated the area is not required to be maintained as an easement. Staff is supportive of the request. Staff feels the applicant has done an acceptable job in minimizing the impacts of this development on abutting properties. Staff does not feel the indicated variances will significantly impact the development or the area. To staffs knowledge there are no remaining outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance from the zoning buffer ordinance requirement to allow a reduced street buffer along the abutting roadways. Staff recommends approval of the applicant's request for the right of way abandonment for Frazier Pike and East 22nd Streets. PLANNING COMMISSION ACTION: (JULY 5, 2007) 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 requested variance from the zoning buffer ordinance requirement to allow a reduced street buffer along the abutting roadways. Staff also presented a recommendation of approval of the applicant's request for the right of way abandonment for Frazier Pike and East 22"d Streets. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 7 FILE NO.: S-1573 NAME: Supermarine Airport FOB Development Subdivision Site Plan Review and Right of Way Abandonment for Frazier Pike and East 22"' Street LOCATION: Located East of Bond Street, near Frazier Pike and East 22"d Streets DEVELOPER: Supermarine of Little Rock 2101 Frazier Pike Little Rock, AR 72206 ENGINEER: McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 AREA: 19.4 acres NUMBER OF LOTS: 1 — Leased Parcel FT. NEW STREET: 0 CURRENT ZONING: 1-2, Light Industrial PLANNING DISTRICT: 25 - Port CENSUS TRACT: 2 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Zoning Ordinance Section 36-522 to allow a reduced street buffer along Bond Street. 2. A variance from Sections 30-43 and 31-210 to allow a reduced driveway spacing along Bond Street. 3. A variance from the Landscape Ordinance requirement for the placement of trees. A. PROPOSAL/REQUEST: The applicant is seeking a site plan review for the Supermarine Airport FBO Development located at the Little Rock Regional Airport. The project involves the redevelopment of approximately 19 acres on the southwest side of the Little Rock Regional Airport. The project includes overall grading of the site and redistribution of site utilities to the new proposed new buildings. The proposed structure include four, free standing aircraft hangars with associated office and FILE NO.: S-1573 (Cont. shop space. The plan indicates new vehicle parking areas along with landscaped zones. New aircraft ramp area has also been provided. The ground will be leased from the Airport Authority by Supermarine of Little Rock LLC. Supermarine is currently operating the existing FBO at the site. Supermarine intends to remain in operation during the phased construction of the site improvements. The request includes the following variances for the proposed site plan: i. As indicated on the Site Plan Drawing the curb cuts on Bond Avenue are all at least 300-feet apart except for one location. At the South end of the Site the applicants are proposing a separation of 149'-6" between the curb cuts for the entry to the fuel farm storage tanks unloading zone. This dimension will contain the fuel truck unloading zone for safety and would limit the access to the airport operations areas to enhance security. 2. The landscaping "Buffer and Screening" from the Little Rock Code requirements indicate that for Industrial uses, a six (6) percent of the average depth of the site is required for a front yard street buffer. A minimum dimension of nine (9) feet wide landscape strip will be provided. Additional landscaped areas of fifteen percent have been provided in the parking lot area which typically requires the placement of eight (8) percent landscaping. The total area and percentages are indicated on the Site Plan drawing. To minimize any potential interface with flying birds and the breaching of security by climbing opportunities, the installation of trees on general aviation sites and other airport developments is generally discouraged. The applicant proposes replacing trees with low shrubs in the landscaped zones. The application also includes the abandonment of portions of Frazier Pike and East 22"d Streets as they run through the site. The request for abandonment of the right of way includes the abandonment of easements for the two roads as they enter the site from Bond Avenue. B. EXISTING CONDITIONS: The site is located along the eastern perimeter of the Little Rock Regional Airport. There are a number of buildings located within this area. Many containing aviation related businesses. To the south is a similar type aviation business, a private hangar and flying service. To the west of the site are industrial type uses located South of East 9th Street and North of Roosevelt Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the East Little Rock Neighborhood Association were notified of the Public Hearing. Vj FILE NO.: S-1573 Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bond Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Street with the planned development. Per the Master Street Plan, Bond Street should be constructed to a minor arterial industrial street standard. 3. Right-of-way of Frazier Pike should be abandoned. 4. The corners of the entrance drives should be shortened to allow vehicle movement. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 5. Due to the required stacking distance of 30 feet at the gates, the gates should open to the inside and not to the outside. Due to area constraints, the gates may have to slide instead of swinging. 6. Staff supports the variance request for reduced driveway spacing at the fueling area. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. 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 at 379-1813 (Steve Philpott) for more information. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located east of Frazier Pike. A sewer main extension is required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 3 FILE NO.: S-1573 (Cont. Enter : 3 Phase 13KV electrical circuit exists on the south side of East 22nd Street between Bond Street and Frazier Pike which feeds Omni Air. Relocation will be at the cost of the customer. Contact Entergy at 569-5448 for additional information. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including any metered connections off the private fire system. 3. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 4. A water main extension and 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). 5. 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. 6. 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #20 — the College Station Bus Route. I! FILE NO.: S-1573 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. In receipt of the letter requesting the elimination of trees on this project the following applies: a) A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. 3. The zoning street buffer requires an average thirty-six (36) foot wide street buffer and in no point be less than half. Currently, this area is shown as nine (9) foot wide. It appears the parking lot can be reduced to increase this landscape area. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was not present. Staff presented an overview of the proposed development stating they would contact the applicant to resolve any questions and concerns raised during the preliminary review process. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the issues raised by staff during the review process for the June 14, 2007, Subdivision Committee meeting. The applicant has provided the total square footages of the proposed uses on the site plan. The site plan also indicates sliding gates as requested by staff to allow for adequate stacking distance. The applicant has not addressed staff's concerns related to the proposed landscaping and buffer requirements. The site plan indicates a minimum landscape strip along Bond Street of 9-feet. The zoning street buffer typical requirement is a 36-foot buffer and in no case less than one half or 18-feet. The site plan indicates the placement of fifteen percent interior landscaping within the parking lot area which typically requires the placement of eight (8) percent landscaping to off -set the reduced street 5 FILE NO.: S-1573 (Cont.) buffer. Staff is supportive of the variance request based on the proposed landscaping plan. The applicant is also seeking a variance from the typical landscape ordinance requirements for the placement of trees within the landscaped areas. According to the applicant tree placement is generally discouraged to minimize any potential interface with flying birds and the breaching of security by climbing opportunities. The applicant proposes replacing trees with low shrubs in the landscaped zones. Staff has had conversations with the Airport Planner who has indicated the airport does not desire the placement of trees in this location. The Airport Planner has provided staff with the FAA Advisory Circular 1501/5200-33A, Hazardous Wildlife Attractions on or Near Airports. This circular discourages the placement of trees on or near airports and airport runways. The circular also recommends a 10-foot clear zone on each side of the perimeter fencing surrounding an airport facility. Staff is supportive of the request to eliminate the tree planting requirement and the placement of low growing shrubs within the landscaped areas as proposed by the applicant. This variance will require City Beautiful Commission approval. The site plan indicates the placement of three hangars on the site; Hangar A, Hangar B and the Stephens Inc Hangar. Hangar A is indicated with an executive terminal and hangar space with a total of 24,000 square feet of hangar spaces, 10,000 square feet of office space and 1,750 square feet of retail space. Hangar B is indicated with 40,000 square feet of hangar space, 4,400 square feet of office space and 6,400 square feet of retail space. The Stephens Inc Hangar is indicated with 30,000 square feet of hangar space, 7,400 square feet of office space and 6,000 square feet of retail space. The typical minimum parking required for the development would be 135 parking spaces based on the proposed uses. The site plan indicates the placement of 230 parking spaces to serve the development. The indicated parking is more than adequate to meet the typical minimum parking requirement. The site plan indicates a total lease parcel size of 845,462 square feet and a total building area of 177,805 square feet with a total floor area of 173,440 square feet. The total percentage of building coverage on the site is 21 percent. The site plan indicates the building placement per the 1-2, Light Industrial District zoning classification or a minimum of 50-feet from the new right of way line. The maximum building height will not exceed the maximum height allowed per 1-2, Light Industrial District zoned property or a maximum of 45-feet. The applicant is seeking the abandonment of the existing right of way for a portion of Frazier Pike and East 22"` Streets. Several of the utility companies have indicated facilities within these rights of way and have indicated the developer will be responsible for moving any utilities at their expanse. If the utilities are relocated the area is not required to be maintained as an easement. Staff is supportive of the request. Staff feels the applicant has done an acceptable job in minimizing the impacts of this development on abutting properties. Staff does not feel the indicated variances will significantly impact the development or the area. To staff's knowledge there are no remaining outstanding issues associated with the request. 0 FILE NO.. 5-1573 (Cont.) STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance from the zoning buffer ordinance requirement to allow a reduced street buffer along the abutting roadways. Staff recommends approval of the applicant's request for the right of way abandonment for Frazier Pike and East 22"d Streets. PLANNING COMMISSION ACTION: (JULY 5, 2007) 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 requested variance from the zoning buffer ordinance requirement to allow a reduced street buffer along the abutting roadways. Staff also presented a recommendation of approval of the applicant's request for the right of way abandonment for Frazier Pike and East 22"d Streets. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 7