Z-5503-D Staff AnalysisFII F NO.: Z -5503-D
NAME: Panther Branch Addition Lot 2 Long -form PD -R
LOCATION: Located at the Southwest corner of Kirby and Kanis Roads
DEVELOPER:
Panther Branch, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.72 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
MF -6, Multi -family 6 units per acres and C-1, Neighborhood
Commercial
Retail and Multi -family
W -9 1W
Multi -family — 168 units
VARIAN CESMAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned property located at the intersection of Kanis and Cooper
Orbit Roads from R-2, Single-family to C-1, Neighborhood Commercial and MF -6,
Multi -family 6 units per acres.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The project contains 8.72 acres and is located at the southwest corner of Kirby
and Kanis Roads. The eastern 4.63 acres is zoned C-1, Neighborhood
Commercial and the western 4.09 acres is zoned MF -6. The land use plan
LE NO.: Z -5503-D (Cont.
indicates the eastern portion of the property as Mixed Office Commercial and the
western portion of the property as Suburban Office.
The developer is proposing to construct a gated apartment community at this
location. The apartments will be market rate, and contain a club house,
swimming pool, garages, covered parking, playground and a court yard area with
picnic tables and grilling area. The development is proposed with seven
buildings. Each building contains 24 units (168 total units) with a various mix of
one, two and three bedroom units.
B. EXISTING CONDITIONS:
C
The property being considered for rezoning is located outside the City limits of
Little Rock but within the City's Extraterritorial Planning Jurisdiction. The
applicant has stated annexation will be sought to allow the property to receive
City sewer service. The property is currently zoned C-1, Neighborhood
Commercial and MF -6, Multi -family 6-uints per acre. The properties to the north
and south are zoned R-2, Single-family. There is an approved PD -C located
along the western boundary of the site which is approved for an animal daycare
and boarding center. North of the site located at the intersection of Kirby and
Kanis Roads is a property zoned C-1, Neighborhood Commercial and has
developed as a convenience store. Further north along Kirby Road is an
apartment development. There is a property zoned PCD located on the
northeast corner of Kanis and Kirby Roads which was approved for office, retail
and mini -warehouse development. The approval has expired due to the final
development plan not being submitted as specified within the ordinance.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 -feet of the site along with the
Woodlands Edge Property Owners Association, the Parkway Place Property
Owners Association and the Spring Valley Manor Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENT
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Panther Branch Drive is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Panther Branch Drive.
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FILE NO.: Z -5503-D Cont.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5 -foot sidewalks with the planned development. The new back of
curb should be located 29.5 feet from centerline.
5. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Panther
Branch Drive including 5 -foot sidewalks with the planned development. The
new back of curb should be located 29.5 feet from centerline. The
developer should construct street pavement sufficient for three (3) eleven
(11) foot lanes.
6. The west driveway off Panther Branch Drive can only be used as a service
access only due to the lack of stack space and turnaround. This access
cannot be used by the residents of the apartment development.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. 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. Does the
applicant propose to advance grade additional property with construction of
the apartments?
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. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. 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
(Greg Simmons) for more information.
13. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
14. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
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FILE NO.: Z -5503-D (Cont.
15. The owner and/or manager of each multi -family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
16. Street improvement plans shall include signage and striping. Kanis Road
should be striped with a center turn lane and a left turn lane at the Kanis
Road/Panther Branch Drive intersection. Contact Nat Banihatti at 379-1818
for more information. Public Works must approve the completed plans prior
to construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property must be annexed into the City to received sewer
service from the City of Little Rock Wastewater Utility. Sewer main extension
required with easements if sewer service is required for this project. Contact
Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the
waterlines along Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. A water main extension will be needed to provide water service to this
property.
4. 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.
5. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
6. 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
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FILE NO.: Z -5503-D (Cont.
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
7. 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.
8. 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.
9. Contact Central Arkansas Water if additional fire protection or metered
water service is required.
10. 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 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
Central Arkansas Water. The test results must be sent to Central Arkansas
Water'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.
11. 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.
Fire Department: Provide a letter of approval from Chief Ronnie Wheeler of the
West Pulaski County Fire District. Chief Wheeler's phone number is
501.529.2004, E-mail address w fd sbc lobal.net. Little Rock Fire Department
Comments - Place fire hydrant(s) per code. Maintain access, two (2) ways to
enter and exit apartments. Contact the Little Rock Fire Department for additional
information.
County Planning:
1. Provide Bill of Assurance.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners. Verify Legal
Description is correct. Provide bearings and distances to two land corners.
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FILE NO.- Z -5503-D (Cont_
4. Provide bearings and distances for new Lots 2 and 3 along both sides of
Panther Branch Drive. Show bearings and distances at property line
adjacent to Lot 1. Show R.O.W. width and pavement width for Panther
Branch Drive.
5. Provide letter of approval from local fire department.
6. Provide street cross sections.
7. Provide centerline profiles for street improvements.
8. Provide grading/storm drainage plan.
9. Provide FEMA flood panel number.
10. Provide Certificate of Owner.
11. See note below about Cooper Orbit Road.
12. Provide street design specifications.
13. Building line requirement is 40' for all property lines abutting streets for Lots
1 and 2.
14. Pay $10.00 review fee.
15. Label and dimension existing and proposed right of way for all roads
abutting development.
16. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
17. Provide FEMA flood panel number and confirm SFHA status.
18. Provide grading plan stormwater and drainage plan for Public Works review.
19. Dedicate and show additional Right of Way along Cooper Orbit Road to
comply with Pulaski County Master Road Plan. Dedicate Right of Way to
equal one half of 70' or 35' south from Cooper Orbit Road Centerline.
20. Provide Street design data and specifications for Panther Branch Drive and
for Half -street improvements to Kanis Road and Cooper Orbit Road.
21. Show Little Rock City limits.
22. Provide complete set of drainage plans; including complete profile for all
road and ditch drainage.
23. Provide erosion control plan.
24. Provide complete set of building plans.
25. Provide complete set of utility construction plans.
26. Provide signage plan including locations, wording and standard details.
27. Provide striping plan.
28. Provide traffic control plans for all construction phases.
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FILE NO.: Z -5503-D (Cont.
29. Provide PCRB and ADEQ stormwater permit. All construction must adhere
to ADEQ stormwater regulations. ADEQ permits, SWPPP, rain gauge and
inspection reports must be onsite during construction.
30. Show stationed road cross-sections for Panther Branch Drive, Cooper Orbit
and Kanis Road.
31, Provide PCRB with proctor for subgrade and base course under roadways.
32. Show direction of water flow for all ditches, gutters, drains and sheet flow.
33. Show all stormwater runoff calculations for all inlets, gutters, culverts,
junctions, and culvert overflows.
34. Obtain all driveway permits from PCRB.
35. Obtain all utility permits from PCRB.
36. Show survey data for road centerline on plat and building plans.
37. Show curb line radius data at all intersections on plat and building plans.
38. Show property line radius data at all intersections on plat.
39. Indicate flood plain/floodway panel.
40. Label all right of way, shoulders and road edges.
41. Show Cooper Orbit Road improvements.
42. Show right of way dedication for Cooper Orbit Road.
43, Show City limits on plat.
44. Include preliminary plat approval signature for the County on the plat.
45. Show radiuses property line/right of way boundary at Cooper Orbit Road
and Kanis Road intersection.
46. Provide traffic study showing amount of traffic that would be turning onto
Panther Branch Drive from Kanis Road and exiting Panther Branch Drive
onto Kanis Road.
47. In addition to all Pulaski County requirements, all Little Rock requirements
must be met.
48. Notify PCRB of any lane closures.
49. Notify PCRB before any construction occurs.
50. All Little Rock and Pulaski County requirements must be met before any
construction can begin.
CATA: Out of service area — nearest bus stop at Wal -mart on Bowman Road
nearly 1.5 miles away.
Parks and Recreation: No comment received.
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FILE NO.: Z -5503-D Cont.
F. I SSU ESITECHN ICALIDES IGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. Buildings will be required to be fully protected with
an automatic fire extinguishing system. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyC@7littlerock.org or Mark Alderfer at
501.371.4875; malderferplittlerock.orq.
Planninq Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office (SO) for this property. The suburban
office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility.
A Planned Zoning District is required. The applicant has applied for a rezoning
from MF -6 (Multi -Family District 6 units per acre) and C-1 (Neighborhood
Commercial District) to PDR (Planned District Residential) to allow for the
development of an apartment development on this site with an overall density of
19.3 units per acre.
Master Street Plan: Kanis Road and a realignment of Cooper Orbit Road are
shown as Minor Arterials on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Kanis Road and
the re -alignment of Cooper Orbit Road since they are both a Minor Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the Landscape Ordinance of the City, Section 15-81.
3. The property to the south is zoned R-2, Single-family therefore, (6% of the
average lot width) a minimum twenty-eight and a half (28.5) foot buffer is
required on the south property line.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
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FILE NO.: Z -5503-D
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for
every thirty (30) linear feet of perimeter planting strip.
5. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (1/2) the full width requirement
but in no case less than nine (9) feet. A minimum twenty-eight and a half
(28.5) foot wide buffer (6% of the average lot width) is required along Kanis
Road. A forty (40) foot buffer is required along Panther Branch Drive.
6. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be
three hundred (300) square feet in area to qualify and be seven and one
half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
8. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
9. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
10. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
11. 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: (April 23, 2014)
Mr. Brian Dale and Mr. Graham Smith were present representing the request.
Staff presented an overview of the development stating the applicant was
proposing a rezoning to PD -R to allow the development of the site with 168 -units
of multi -family housing. Staff requested Mr. Dale provide additional information
concerning the number of stories of the structures, the maximum building height,
the proposed construction materials of the units and if the development would
allow home occupations as typically allowed within the Single-family Zoning
District.
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FILE NO.: Z -5503-D (Cont.
Public Works comments were addressed. Staff stated a 20 -foot radial dedication
of right of way was required at the intersection of Kanis Road and Panther
Branch Drive. Staff also stated with the site development Kanis Road and
Panther Branch Drive were to be constructed to Master Street Plan standard.
Staff stated the City's Stormwater Detention Ordinance would apply to the
development of the site. Staff also stated multi -family developments with 100 or
more units were required to provide recycling and encourage participation by the
tenants of the development.
Landscaping comments were addressed. Staff stated screening was required
along the southern perimeter of the site where the development abutted R-2,
Single-family zoned property. Staff stated street buffers were required along
Panther Branch Drive and Kanis Road of 40 -feet and 28.5 feet respectively.
Staff stated the development would require the placement of irrigation to water
landscaped areas. Staff stated at the time of building permit a landscape plan
prepared by a certified landscape architect would be required.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
K ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has provided the number of stories for the buildings, the maximum
building height and the proposed construction materials. The applicant has also
indicated areas for recycling will be provided with the development of the site.
The applicant is requesting rezoning of this site from C-1, Neighborhood
Commercial and MF -6, Multi -family 6 units per acre to PD -R to allow the
development of 8.72 acres with 168 units of multi -family housing. The developer
is proposing to construct a gated apartment community with market rate units
containing a club house, swimming pool, garages, covered parking, playground
and a court yard area with picnic tables and grilling area. The development is
proposed with seven (7) buildings. Each building contains 24 units (168 total
units) with a various mix of one, two and three bedroom units. A total of
1.35 acres is proposed as common usable open space.
The buildings are proposed with a maximum building height of 33 -feet at the roof
peak, 2 -story structures. The buildings are proposed with vinyl siding, brick
veneer and single roofs. The north fagade of the buildings contain a combination
of brick and vinyl siding which aids in breaking of the massing of the structures.
The rear of the building is indicated solely as vinyl siding. Staff feels the rear of
the building should contain elements such as brick or a combination of materials
to break the massing of the structure.
IM
FILE NO.: Z -5503-D .(Cont.
The site plan includes the placement of covered parking with carport structures
(42 spaces) and garage structures (42 spaces). The plan also includes the
placement of 228 open space parking stalls. Multi -family developments typically
require the placement of one and one-half (1 'h) parking spaces per unit. Based
on the typical minimum parking required a total of 252 parking spaces would be
required. The development is proposing the placement of 326 parking spaces.
The development is proposed with a development sign located at the main
entrance from Kanis Road. The sign is indicated with a maximum height of six
(6) feet and a maximum sign area of 24 -square feet. The signage is consistent
with signage allowed in multi -family zones.
The site plan indicates the placement of a 6 -foot aluminum picket fence around
the perimeter of the site. The site plan notes landscape buffers along the
abutting streets. A 25 -foot planted strip of dense evergreen plantings is
proposed along the southern perimeter, where the property is adjacent to
residentially zoned property, which is located north of the Cooper Orbit Road
right of way. The plan indicates a 25 -foot street buffer along Panther Branch
Drive. A forty (40) foot buffer would typically be required along Panther Branch
Drive. Staff is supportive of the buffer as indicated.
Staff is supportive of the request. The applicant is requesting the rezoning to
allow the development of a multi -family development with an overall density of
19.3 units per acre. The property contains two (2) zoning classifications, MF -6
which allows the development of residential at a density of six (6) units per acre
and C-1, Neighborhood Commercial which allows the development of
multi -family as per the R-5 zoning district or up to 36 -units per acre. Based on
the existing zonings 24 -units could be constructed on the property zoned MF -6
and 166 -units on the C-1, Neighborhood Commercial zoned property. Staff feels
the development is appropriate. There are multi -family developments in the
general area and the density proposed with the rezoning is similar to the density
which would be allowed per the existing zoning classification.
TAFF 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 the rear of the building contain elements such as brick or a
combination of materials to break the massing of the structure.
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FILE NO.: Z -5503-D (Cont.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items on the agenda which would be discussed together. Staff
stated item #2, S-1725 was a preliminary plat to allow the creation of three (2) lots.
Staff stated the rezoning request was located on proposed Lot 2. Staff presented the
items with a recommendation of approval of each subject each being in compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Ms. Jena McDonnell of Spring Valley Manor addressed the Commission in opposition of
the request. She stated Spring Valley Manor was concerned over the density and the
increased traffic the development would place on Kanis and Cooper Orbit Roads. She
stated the residents of Spring Valley Manor had a difficult time getting into and out of
their neighborhood in the AM and PM peaks. She stated a traffic light was needed at
the intersection of Kanis and Cooper Orbit Roads to aid in exiting the subdivisions living
south of the Kanis/Cooper Orbit/Kirby Road intersection.
Mr. David Prudhomme addressed the Commission in opposition of the request. He
stated his concerns were similar to Ms. McDonnell's. He stated the staff had indicated
Cooper Orbit Road would be redirected but there were no plans to connect the
roadways. He stated there was not funding to make the connection. He stated he
understood the developer was not responsible to build Cooper Orbit since his ownership
did not abut the road. He stated the traffic at the intersection stacked in the mornings
with residents wanting to turn left to take their children to school at Baker Elementary.
He stated there were also a larger number of cars wanting to turn right which was a
difficult maneuver due to stacking and the high volume of traffic on Kanis Road. He
stated he was concerned the developer was proposing to place less landscaping along
the proposed arterial street. He stated he felt the Commission should not only consider
the density of this development but also the density which would be developed in the
area when properties were build -out. He stated the largest apartment complex in Little
Rock was located to the west of this site and only the first phase had been constructed.
Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated
her home was located at 14800 Cooper Orbit Road. She stated her home was the third
house from the proposed development. She stated traffic was a concern. She stated
with the development of 168 apartments traffic would be increased at the intersection of
Kanis and Cooper Orbit Roads. She stated with 168 units one could expect
328 additional cars. She stated although this development was not taking access to
Cooper Orbit Road the cars would most likely still pass through the KanislCooper Orbit
Road intersection. She stated this intersection was a hazard and there was a need for
a traffic light. She stated the proposed street along the western boundary would not go
anywhere and would only be used by service vehicles. She stated the developer had
met with the neighborhood and indicated he was not willing to contribute to a traffic
signal. She stated she felt the proposed zoning far exceeded the current zoning
classification of MF -6. She stated this area was a small bubble of County jurisdiction.
12
FILE NO.: Z -5503-D Cont.)
She stated when there was an emergency there was confusion as to which personnel to
send. She stated if this property were annexed into the City the bubble would only get
smaller and the confusion would only grow greater.
Mr. Graham Smith addressed the Commission on the merits of the request. He stated
the strip of land between his southern property line and Cooper Orbit Road was created
a number of years ago and he did not control of the 40 -foot strip. He stated Panther
Branch was shown on the City's Master Street Plan as the new arterial connection to
Kanis Road. He stated the development would have an on-site manager to keep the
site neat and orderly. He stated the green spaces indicated met with City code. He
stated the density of the development was consistent with the C-1 and MF -6 zoning
districts. He stated based on the current zoning he could build 190 units. He stated
there is multi -family across the street and to the west of the site. He stated the City
must have felt multi -family was appropriate when allowing the property to be zoned for
the use.
Mr. Brian Dale addressed the Commission as the applicant's engineer. He stated he
had worked with staff on the alignment of the new future arterial street. He stated he
felt the name would be changed from Panther Branch to Cooper Orbit Road at the time
the connection was completed. He stated the developer was dedicating 90 -feet of right
of way and constructing 36 -feet of pavement. He stated the intent was to construct
three lanes at the intersection of Kanis and Panther Branch.
There was a general discussion by the Commission concerning development in the
area, traffic and the need for a traffic signal. The Commission questioned Mr. Smith if
he was willing to make a contribution to a traffic signal. Mr. Smith stated he was
complying with staff comments and staff did not indicate there was a need for a traffic
signal at this intersection.
The Commission questioned staff if a traffic study had been completed. Staff stated
there was a traffic analysis conducted by the City in 2009. Staff stated at that time the
warrants were not met for a traffic signal at this intersection. Staff stated based on the
comments raided staff would review the intersection again to determine if warrants were
met based on today's conditions for a traffic signal.
The Commission questioned staff why the entrance on Panther Branch was limited to
service vehicles only. Staff stated the entrance did not have sufficient stacking and an
turn -around exit therefore could not be used by the residents as an entrance. Staff
stated they felt if the residents wanted to use the gate as an exit this would be
acceptable.
There was no further discussion of the item. The chair entertained a motion for
approval of the PD -R zoning as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
13
ITEM NO.: 10. Z -5503-D
NAME: Panther Branch Addition Lot 2 Long -form PD -R
LOCATION: located at the Southwest corner of Kirby and Kanis Roads
Planning Staff Comments:
1. Provide notification of 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 April 30, 2014. The Office of Planning and
Development must receive the proof of notice no later than May 9, 2014.
2. Provide the proposed construction materials for the buildings including the proposed
roofing material.
3. Provide the proposed building elevations for the proposed structures.
4. Will there be a sign placed to identify the proposed development? If so provide the
location of the sign, the total height and the square footage of sign area proposed.
5. Provide details of any proposed fencing located along the perimeters.
6. Provide the maximum building height and the number of stories of the proposed
structures.
7. A minimum of ten to fifteen percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero -lot -line
and townhouse development shall have a minimum of five hundred square feet of
usable private open space per unit. Indicate the total common usable open space
and the total usable private open space provided within the development.
8. Will the development be constructed in multiple phases or in a single phase?
9. Will the development be allowed home occupations as defined in Section 36-523
(b)(6)?
10.The southern perimeter abuts R-2, single-family zoned property therefore a
screening fence or dense evergreen plantings must be installed to screen the
development from the adjacent residentially zoned property.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. Panther Branch Drive is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Panther Branch Drive.
4. With site development, provide the design of the street conforming to the Master
Item # 10.
Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot
sidewalks with the planned development. The new back of curb should be located
29.5 feet from centerline.
5. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Panther Branch Drive
including 5 -foot sidewalks with the planned development. The new back of curb
should be located 29.5 feet from centerline. The developer should construct street
pavement sufficient for three (3) eleven (11) foot lanes.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
7. 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. Does the applicant propose to advance grade additional
property with construction of the apartments?
8. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
9. 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.
10. Street improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
11. 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 (Greg
Simmons) for more information.
12. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
13. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
14. The owner and/or manager of each multi -family residence of 100 or more dwelling
units shall provide recycling and encourage participation by the tenants, renters, or
owners of each unit. Contact Melinda Glasgow at 371-4646 for more information.
15. Street improvement plans shall include signage and striping. Kanis Road should be
striped with a center turn lane and a left turn lane at the Kanis Road/Panther Branch
Drive intersection. Contact Nat Banihatti at 379-1818 for more information. Public
Works must approve the completed plans prior to construction.
Utilities and Fire Department/County Planning:
Wastewater: The property must be annexed into the City to received sewer service
from the City of Little Rock Wastewater Utility. Sewer main extension required with
easements if sewer service is required for this project. Contact Little Rock Wastewater
Utility for additional information.
Item # 10.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the waterlines along
Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
3. A water main extension will be needed to provide water service to this property.
4. 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.
5. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
6. 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 the Little Rock Fire Department is required.
7. 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.
8. 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.
9. Contact Central Arkansas Water if additional fire protection or metered water service
is required.
10. 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 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 Central Arkansas Water. The test results must be sent to Central
Arkansas Water'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.
11. 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
Item # 10.
to practice in the State of Arkansas. Execution of Customer Owned Line agreement
is required.
Fire Department: Provide a letter of approval from Chief Ronnie Wheeler of the West
Pulaski County Fire District. Chief Wheeler's phone number is 529-2004. His e-mail
address is wpfd(5-)_sbcglobal.net. Little Rock Fire Department Comments - Place fire
hydrant(s) per code. Maintain access, two (2) ways to enter and exit apartments.
Contact the Little Rock Fire Department for additional information.
County Plannin
1. Show name and address of owner of record.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners.
4. Provide Engineer seal and signature.
5. Provide full legal description.
6. Provide bearings and distances for new Lots 2 and 3 along both sides of Panther
Branch Drive. Show bearings and distances at property line adjacent to Lot 1.
Show R.O.W. width and pavement width for Panther Branch Drive.
7. Show water courses across tract.
8. Provide letter of approval from local fire department.
9. Provide grading/storm drainage plan.
10. Verify ADA parking with total number of parking spaces.
11. Pay $33.00 review fee.
CATA: Out of service area — nearest bus stop at Wal -mart on Bowman Road nearly
1.5 miles away.
Parks and Recreation: No comment received.
Building Code; Project is subject to full commercial plan review approval prior to
issuance of a building permit. Buildings will be required to be fully protected with an
automatic fire extinguishing system. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.org or Mark Alderfer at 501.371.4875; maiderfer[cDlittlerock.orq.
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for this property. The suburban office
category shall provide for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned Zoning
District is required. The applicant has applied for a rezoning from MF -6 (Multi -Family
District 6 units per acre) and C-1 (Neighborhood Commercial District) to PDR (Planned
District Residential) to allow for the development of an apartment development on this
site.
Item # 10.
Master Street Plan: Kanis Road and a realignment of Cooper Orbit Road are shown as
Minor Arterials on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Kanis Road and the re -alignment of Cooper Orbit
Road since they are both a Minor Arterials. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the site.
Bicycle Pian: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar use of
a more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the Landscape Ordinance of the City, Section 15-81.
3. The property to the south is zoned R-2, Single-family therefore, (6% of the average
lot width) a minimum twenty-eight and a half (28.5) foot buffer is required on the
south property line.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees
with an average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of
perimeter planting strip.
5. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (Y2) the full width requirement but in no case
less than nine (9) feet. A minimum twenty-eight and a half (28.5) foot wide buffer
(6% of the average lot width) is required along Kanis. A forty (40) foot buffer is
required along Panther Branch Drive.
6. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
7. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet in area to
qualify and be seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
8. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
Item # 10.
areas not open to public parking. These areas shall be equal to an equivalent planter
strip three (3) feet wide along the vehicular use area.
9. The development of two (2) acres or more requires an approved landscape plan
stamped with the seal of a registered landscape architect prior to the issuance of a
building permit.
10.A landscape irrigation system shall be required for developments of one (1) acre or
larger.
11. 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, April 30, 2014.
Item # 10.