HomeMy WebLinkAboutZ-9407-A PC Action Letter - Approved With Conditions 091521Department of Planning and Development Planning
723 West Markham Street
Little Rock, Arkansas 72201-1334 Development
Phone: (501)371-4790 Fax: (501)371-4546 Building Codes
July 14, 2021
McGetrick and McGetrick
Pat McGetrick
10402 Stagecoach Road, Suite B
Little Rock, AR 72210
Re: File No. Z-9407-A
Village at the Gateway Phase 8 — PRD;
West end of Big Rock Avenue
Dear Mr. McGetrick:
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
July 8, 2021:
Approved with conditions.
x Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for August 17, 2021. The meeting begins at 6:00 pm and is held in The Centre at
University Park, 6401 West 12th Street. If you have any questions please do not hesitate
to contact me at 371-4792.
Respectfully,
MMnt gMoore��
Development Administrator
July 8, 2021
ITEM NO.: 6 FILE NO.: Z-9407-A
NAME: Village at the Gateway Phase 8 — PRD
LOCATION: West end of Big Rock Avenue, south of Alexander Road
DEVELOPER:
VDZ, LLC
10 Gateway Village Blvd.
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
VDZ, LLC — Owner
Pat McGetrick — Agent
SURVEYOR/ENGINEER:
McGetrick and McGetrick
10402 — 13 Stagecoach Road
Little Rock, AR 72210
AREA: 42.7 acres
WARD: 7
CURRENT ZONING
VARIANCE/WAIVERS:
NUMBER OF LOTS: 117
PLANNING DISTRICT: 16
M.
None requested.
FT. NEW STREET: 9,346 LF
CENSUS TRACT: 41.04
A. PROPOSAUREQUESTIAPPLICANT' S STATEMENT:
The applicant proposes to rezone 42.7 acres from "R-2" Single Family District to
"PRD" Planned Residential District to allow a 117 lot, 351 unit multifamily
development. The 42.7 acres proposed for development is part of a 100 acre
ownership.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. The property contains varying
degrees of slope.
July 8, 2021
ITEM NO.: 6 (ContJ FILE NO.: Z-9407-A
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Village Run Parkway shows with 2 different right-of-way widths. A 4 lane
street section with a 20 ft median must be constructed within a 90 ft right-of-
way.
2. Big Rock Avenue should be shown as private street due to the existing Big
Rock Ave right-of-way to the east is required to be abandoned. Are gates
proposed on Big Rock Ave.
3. As conditioned by Planning Commission with approval of Village at the
Gateway PRD (Z-9407), all streets within the currently constructed Village at
the Gateway Phases 1-7 must be abandoned by the CLR Board of Directors
prior to approval of this proposed final plat.
4. On preliminary plat, show proposed sidewalks adjacent to residential and
collector streets.
5. All driveways shall be concrete aprons per City Ordinance.
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
8. Temporary turnarounds must be constructed at each dead end street for
emergency and collection vehicle turnaround.
9. A grading permit in accordance with section 29-186 (c) & (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. Is a variance being requested
to advance grade future phases with the issuance of the grading permit for
phase 9? Show area beyond this preliminary plat area that may be advance
graded for borrow material.
10. Per Sec. 29-102 an evaluation should be conducted on the basis of existing
downstream development and any analysis of stormwater runoff with and
without the proposed development. If the proposed development will cause
or increase downstream flooding conditions, provisions to minimize such
flooding conditions should be included in the design of the storm
management improvements. Such provisions may include downstream
rd
July 8, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-9407-A
improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream storm drainage system.
11. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association. Access from the right-of-
way must be provided to the proposed west detention pond for maintenance.
12. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
13. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association. Access from the right-of-
way must be provided to the proposed west detention pond for maintenance.
Will the proposed east detention pond in this phase replace the existing
detention pond located on the west side of Pine Rock Court? If so, the new
pond must be functioning prior to filling of the existing pond.
14. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Planning and Development. Street lights must be installed
prior to platting/certificate of occupancy.
15. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
16. 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 at 371-4646 for more
information.
17. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
18. All public drainage easements must contain drainage infrastructure approved
by the Planning and Development Department.
19. Provide a sketch grading and drainage plan.
20. Street names and street naming conventions must be approved by Public
Works. Sandstone Cove was previously denied. Contact Glenn Haley at
(501) 371-4537.
21. Show locations of raised concrete pedestrian tables for traffic calming on
preliminary plat. The crossing should be located with sidewalks crossing
from one side of the street to the other.
3
July 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authari : Sewer main extension required with
easements if new sewer service is required for this project.
Enter4y: No comments received.
CenterPoint Eneray: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire ❑e artment:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading.
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
4
July 8, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-9407-A
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
5
July 8, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-9407-A
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODESILANDSCAPE:
Building Code: No comments received.
Landscape:
Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot 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. 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.
More restrictive R-2 properties are located adjacent to the west, and a
portion of the north property lines. Existing mature trees and dense
understory vegetation may be able to be applied to meeting the minimum
code requirements if retained and protected during construction.
3. 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.
[-1
July 8, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-9407-A
G. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Planning Division. The request is in the Otter Creek Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. Residential
Low Density (RL) category provides for single family homes at densities not to
exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. The application is to change the property from R-2 (Single -Family
District) to PR❑ (Planned Residential Development) District to allow for the future
development of attached residential units with a club house/pool area. There are
351 proposed units, for a density of 8.2 units/acre in this development.
The Land Use Plan shows Residential Low Density (RL) to the northwest, west,
south, and southeast. Residential Medium Density (RM) is shown to the east.
The Plan proposes Mixed Office and Commercial (MOC) to the northeast of the
application area. Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes, provided that the
density remain less than 6 units per acre. The Residential Low Density areas to
the north, south, and southwest are undeveloped and wooded. The area to the
west is development with large tract single-family houses. The Residential
Medium Density (RM) category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes,
multi -family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. This area is developed with
attached residential units (duplex, triplex or four-plex) as part of an earlier phase
of this same development. The Mixed Office and Commercial (MOC) category
provides for a mixture of office and commercial uses to occur. Acceptable uses are
office or mixed office and commercial. A Planned Zoning District is required if the
use is mixed office and commercial. This area is a mix of single-family houses, a
concrete vault company and auto related retail.
Master Street Plan: There are no roads shown in the immediate vicinity. Village
Run Parkway is being built as a Collector for this development from Alexander
Road to Vimy Ridge Road.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
7
July 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A
H. ANALYSIS:
The applicant proposes to rezone the 42.7 acre property located at the west end
of Big Rock Avenue, south of Alexander Road from "R-2" Single Family District to
"PRD" Planned Residential District. The property is part of a 100 acre ownership.
The applicant proposes to subdivide the property into 117 lots and construct a
triplex structure on each lot, for 351 total units. All of the units will be rental. Big
Rock Avenue, located to the west, will be extended into this proposed
development. However, this entrance into the site will be gated and only used for
emergency access. There will be 9,346 linear feet of new streets throughout the
development. Village Run Parkway will be the main north/south street through this
development, running from Alexander Road, through an approved PCD (to the
east), to Vimy Road. The project will be developed in one (1) Phase.
The proposed residential units will be one (1) and two (2) bedroom units, ranging
from approximately 650 square feet to 1,300 square feet. The structures will be
constructed using a mixture of rock, wood and siding materials. The applicant
notes that the structures will have maximum height of 25 feet. The ordinance
typically allows a maximum building height of 35 feet in single family zones.
The proposed structures will have minimum front setbacks of 15 feet and minimum
side setbacks of five (5) feet. The minimum rear building setbacks will also be 15
feet.
The proposed plan shows that none of the lots will have direct access from the
new streets. All access will be at the rear of the lots via alleys which will run through
the blocks. Parking will be provided on each lot. Section 36-502 of the City's
Zoning Ordinance requires a minimum of four (4) parking spaces for each triplex
structure.
The proposed development has several open space tracts. The applicant notes
that the tracts will be for recreational and stormwater detention use. There will be
a model home/construction office on Tract B along the east boundary of the overall
development. Tract E, along the west perimeter, will contain a clubhouse and pool
facility. The proposed clubhouse will be approximately 4,000 square feet in
size and two (2) stories in height (height not to exceed 30 feet). The clubhouse
and pool facilities will be for the tenants in the Villages at the Gateway, Phases 8
and 9.
There will also be a mail kiosk with associated parking located on Tract B. The
mailbox kiosk location must be constructed in conformance with USPS and City of
Little Rock design standards and be ADA accessible.
The applicant notes that garbage will be collected by a private contractor.
E:?
July 8, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-9407-A
All site lighting will be low-level and directed away from adjacent properties.
The applicant notes that the City's Landscape and Buffer ordinances will be
complied with. There will be a six (6) foot high wood fence located along the west
property line. The applicant notes that there are no interior fences proposed at this
time. If the applicant proposes to construct interior fences in the future, the fence
heights must conform with Section 36-516 (e) (1) of the City's Zoning Ordinance.
The applicant also notes that there is no signage planned for the development at
this time. If the applicant decides to construct any signage, the signage must
conform to the requirements of Section 36-552, signs allowed in multifamily zoning.
The applicant provided responses and additional information to all issues raised
during staff's review of the application. To staff's knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PD-R rezoning.
Staff is supportive of the requested PRD zoning to allow the 351 unit residential
development. Staff views the request as reasonable. The property is located in
an area of mixed uses and zoning. Existing similar type multifamily developments
are located east of the subject property. The proposed development should prove
to be compatible with the surrounding uses and zoning. Staff believes the
proposed PRD zoning will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
us