HomeMy WebLinkAboutPC Action Letter - Recommended Approval with Conditions 080221Department of Planning and Development Planning
723 West Markham Street Development
Little Rock, Arkansas 72201-1334
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-B
Village at the Gateway Phase 9 — PRD;
East of 13103 Alexander Road
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 Meeting.
Other:
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,
Monte Moore
Development Administrator
July 8, 2021
ITEM NO. 7 FILE NO.: Z-9407-B
NAME: Village at the Gateway Phase 9 — PRD
LOCATION: South side of Alexander Road, immediately east of 13103 Alexander Road
DEVELOPER:
Resortments, LLC
10 Gateway Village Blvd.
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Russ Huckaby — Owner
Pat McGetrick — Agent
SURVEYOR/EN GINEER:
McGetrick and McGetrick
10402 — 8 Stagecoach Road
Little Rock, AR 72210
AREA: 15 acres
WARD: 7
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 14
PLANNING DISTRICT: 16
None requested.
FT. NEW STREET: 1,825 LF
CENSUS TRACT: 41.04
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to rezone 15 acres from "R-2" Single Family District to
"PRD" Planned Residential District to allow a 14 lot, 84 unit multifamily
development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded. The property contains varying
degrees of slope.
July 8, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9407-B
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:
1. Alexander Rd 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. A 20 feet radial dedication of right-of-way is required at the intersection of
Village Run Parkway and Alexander Rd.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Alexander Road
including 5-foot sidewalks with planned development. The new back of curb
should be placed 29.5 ft from the striped centerline.
4. Show the proposed location of sidewalks adjacent to streets.
5. Show the proposed driveways accessing the lots with parking spaces.
6. With proposed gated entrances, the right-of-ways cannot be public on
Gateway Loop and Village Loop. 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 within tract land or easements. Show on
the call box, turn around for SU-30 vehicles, and provide at least 30 ft of stack
length from the intersecting right-of-way.
7. The Alexander Road tapers for the lane shifts for the proposed WB left turn
lane must be constructed per AASHTO standards and may extend beyond
the side property line.
8. Street names and street naming conventions must be approved by Public
Works. Village Loop cannot be used. Village Terrace and Village Drive are
in use today within 1 mile of this development. Contact Glenn Haley at
(501) 371-4537.
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 including this phase with the issuance of a
grading
10. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
11. Storm water detention ordinance applies to this property.
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July 8, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9407-B
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. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
14. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy.
15. 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 Planning and
Development for more information.
16. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Planning and
Development for more information.
17. 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
improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream storm drainage system.
18. 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.
19. 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.
20. 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 371-4646 for more
information.
21. 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.
22. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Planning and Development Department.
23. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
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July 8, 2021
ITEM NO.: 7 Cont. FILE NO_: Z-9407-B
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Aut_horit : Sewer main extension required with
easements if new sewer service is required for this project.
Enter : No comments received.
CenterPoint Ener : No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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.
Loadin
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
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July 8, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9407-B
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
UL 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
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July 8, 2021
ITEM NO.: 7 Cont.)FILE NO.: Z-9407-B
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 ODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. 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, property
line. 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.
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July 8, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9407-B
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Otter Creek District. The Land Use Plan
shows Residential Low Density (RL) and Mixed Office and Commercial (MOC) 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 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. The application is to
change the property from R-2 (Single Family District) to PRD (Planned Residential
Development) District to allow for the future development of attached residential
units. There are 78 proposed units for a density of 5.2 units/acre for this
development.).
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the west, south, and north (across Alexander Road). The
Residential Medium Density (RM) is shown on the Plan to the southeast of the site.
Mixed Office and Commercial (MOC) is shown on the Plan for the area to the east.
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 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 area to the south is
undeveloped and wooded. The RL areas to the north and west are large lots with
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: To north is Alexander Road and it is shown as a Minor Arterial
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
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July 8, 2021
ITEM NO.: 7(Cont.)FILE NO.: Z-9407-B
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Alexander Road since it is a Minor Arterial.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Alexander Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 15 acre property located on the south side
of Alexander Road, immediately east of 13103 Alexander Road from "R-2" Single
Family District to "PRD" Planned Residential District.
The applicant proposes to subdivide the property into 14 lots and construct two (2)
triplex structures on each lot, for 84 total units. All of the units will be rental. There
will be 1,825 linear feet of new streets for this development. Village Run Parkway
will be the main north/south street through this development, running from
Alexander Road and continuing through the proposed PRD and approved PCD to
the south and southeast, to Vimy Ridge Road. The project will be developed in
one (1) phase.
The proposed development will contain two (2) loop streets running east and west
from Village Run Parkway. There will be eight (8) lots accessed from the loop
street to the east and six (6) lots to the west. The two (2) loop streets will be gated.
The gates will not be control gates, as they will open automatically as cars drive
up. There will be a stacking distance of at least 30 feet outside the gates.
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 heights 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 lots which back up to Alexander Road will have
minimum rear setbacks of 25 feet. The other lots will have 15 foot minimum rear
setbacks.
The applicant notes that there will be one (1) driveway per lot. Each driveway will
run between the two (2) triplex units on the lot, with parking in the rear yard areas.
Section 36-502 of the City's Zoning Ordinance requires a minimum of four (4)
parking spaces for each triplex structure.
M.
July 8, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-9407-B
The proposed plan shows a mail kiosk and associated parking along the east side
of Village Run Parkway. The U.S. Post Office will need to approve the location
and design.
The applicant notes that the tenants within this proposed Phase 9 will be able to
use the clubhouse and pool amenities proposed in the Phase 8 development
(separate item on this agenda).
The applicant notes that garbage will be collected by a private contractor.
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 84 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 southeast 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
E
July 8, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B
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.
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