HomeMy WebLinkAboutStaff Report 090221September 9, 2021
ITEM NO.: 8 FILE NO.: Z-8235-C
NAME: Village at Hidden Creek – PID
LOCATION: 12110 Stagecoach Road
DEVELOPER:
DODA Construction, LLC
P.O. Box 13437
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
DODA Construction, LLC – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 50.92 acres NUMBER OF LOTS: 10 FT. NEW STREET: 820 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: PID
VARIANCE/WAIVERS:
1. Advance grading variance
BACKGROUND/REQUEST:
On September 4, 2018 the City Board of Directors approved Ordinance No. 21,628 which
rezoned the south 11.22 acres of this property from PID (expired) to PCD (The Village at
Bella Tierra – Long-form PCD). The PCD was approved by the Planning Commission on
June 28, 2018. The PCD was approved for a multi-lot mixed office and commercial
development. The north 39 plus acres was left zoned PID (expired). This previously
approved PID included a mixture of C-3, I-2 and multifamily uses.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from PCD and expired PID to PID
to allow a multi-lot mixed commercial and light industrial development. The
applicant proposes to zone a portion of the site located in the floodway to OS.
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
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. 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 construction of the first phase?
2. Storm water detention ordinance applies to this property. Show the proposed
detention location on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer and/or
local property owners association and detailed in the bill of assurance.
3. 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.
4. Some of the lots are located within the 100 year floodplain. The minimum
Finish Floor elevation of at least 1 ft above the base flood elevation is required
to be shown on plat and grading plans.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
6. 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.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
3
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. A future principal arterial is shown on the Master Street Plan along the west
property line. Dedication of right-of-way to 55 feet from west property line will
be required.
9. Per the Fire Code, the minimum cul de sac diameter is 96 ft. Label width of
cul de sac.
10. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction.
11. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
12. Street Improvement plans shall include signage and striping. The City must
approve completed plans prior to construction.
13. Street names and street naming conventions must be approved by the City.
"Drive" should be used in place of "Blvd". Contact Glenn Haley at
(501) 371-4537.
14. The portion of the property within the floodway should be zoned "Open
Space" (OS).
15. Future driveway access to Stagecoach Road will only be permitted if located
on the shared lot line between lots 1 and 2 and shared between the lots. The
driveway should be designed as right-in/right-out only.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities 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. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
4
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.
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.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
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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
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Otter Creek District. The Land Use Plan
shows Mixed Use (MX) for the requested area. The Mixed Use (MX) category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The application is to revise an existing PID
(Planned Industrial Development) District to allow for conceptional developments
on each of the lots to be created on the site.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to the
southwest and southeast of the site. Park/Open Space (PK/OS) land use is shown
to the east of the site. And Mobile Home (MH) is shown across Stagecoach Road
to the south of the application site. The Mixed Use (MX) category provides for a
mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a mixture
of the three. To the southeast and southwest are retail and heavy commercial
uses. To the west is I-2 (Light Industrial District) and C-3 (General Commercial
District) zoned land. The Park/Open Space (PK/OS) category includes all public
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
6
parks, recreation facilities, greenbelts, flood plains, and other designated open
space and recreational land. This area is Otter Creek Park, zoned PR (Park and
Recreation District). The (MH) category accommodates an area specifically
developed to accommodate mobile homes. This site is a mobile home park across
Stagecoach Road from the application area, zoned R07 (Mobile Home Park
District).
Master Street Plan: To the south is Stagecoach Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is the proposed West Loop and it
is shown as a Principal 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 the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Stagecoach Road
since it is a Minor Arterial. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on West Loop since it is a Principal Arterial. These streets 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 I Bike Path is shown along the proposed West Loop.
A Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or an easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk). There
is a Class II Bike Route shown on Stagecoach Road. A Bike Lane provides a
portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 50.92 acre property located at 12110
Stagecoach Road from “PCD” Planned Commercial District and “PID” (expired)
Planned Industrial District to “PID” Planned Industrial District. The zoning is
proposed to allow a 10 lot mixed commercial and light industrial development. The
PID zoning is being proposed in a conceptual format. With the conceptual format,
the applicant is proposing to set the parameters for the future site development by
establishing development criteria (building setback, building height, etc.) and a list
of permitted uses for the site.
The applicant proposes to subdivide the 50.92 acres into ten (10) lots, as part of
the PID zoning request. The south 11 plus acres will be subdivided into eight (8)
lots (Lots 1 – 4 and 7 – 10) for commercial development. The north 38 plus acres
will be divided into two (2) lots for light industrial development. An 820 foot long
cul-de-sac street (public street) will serve as access to the lots. The eastern portion
of the north acreage which is located in the floodway will be zoned “OS” Open
Space District. The lots will be final platted one or two at a time as they are sold.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
7
The eight (8) lots within the south portion of the property will range in size from one
(1) acre to 2.18 acres. Those lots will be developed as per the C-3 zoning
development standards with C-3 permitted uses. The C-3 development standards
include the following:
minimum front building setback: 25 feet
minimum rear building setbacks: 0 feet; 25 feet (street side)
minimum side building setbacks: 25 feet
maximum building height: 35 feet
The two (2) lots within the north portion will be 10.81 acres and 28.11 acres in size
(Lots 5 and 6). A large portion of Lot 6 is in the floodway and will be zoned OS.
Those two lots will be developed as per the I-1 zoning development standards with
I-1 permitted uses. The I-1 development standards include the following:
minimum front building setback: 70 feet
minimum rear building setbacks: 30 feet
minimum side building setbacks: 40 feet
maximum building height: 75 feet
The applicant notes that on-site parking will comply with the minimum ordinance
standards as found in Section 36-502 of the code for each lot development.
The applicant also notes that the future development will comply with the minimum
buffer and landscape requirements as found in Chapters 36 and 15 of the code for
each lot.
All site lighting must be low-level, shielded and directed away from adjacent
properties.
Any dumpster or trash containment area on the lots must be oriented away from
the street(s) and screened as per Section 36-523 (d) of the code.
The applicant also notes that site signage will comply with the commercial sign
requirements as found in Section 36-555 of the code for Lots 1 – 4 and 7 – 10.
Lots 5 and 6 will comply with the industrial sign requirements as found in Section
36-554 of the code.
The applicant is requesting an advanced grading variance for the proposed
development. The applicant is requesting to advance grade the site with the
grading and construction of the subdivision infrastructure. Staff supports the
advance grading variance.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
8
To staff’s knowledge, there are no outstanding issues related to this conceptual
PID zoning/preliminary plat request. The applicant has done a good job in
addressing issues as raised by staff during staff’s review of this plat. The
subdividing of this property and conceptual PID development plan should have no
adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conceptual PID zoning and
associated advanced grading variance, subject to compliance with the comments
and conditions outlined in paragraphs D and E, and the staff analysis, of the
agenda staff report. The portion of the property located in the floodway shall be
zoned OS. Permitted uses for the PID development will be permitted C-3 uses for
Lots 1 – 4 and 7 – 10 and permitted I-1 uses for Lots 5 and 6.
C3CUP
R2
C4
I2
PR
OS
MF12
C3
C3
R7
I2R2
PID
PCDCity LimitsCity LimitsALEXANDERRDREDGATE DRAPPLETREECIRBRINER CIRHUNTERS WOODS DRBAYBERRY PLBLACKBERRYPLPEARTREE PLQUAILRUN DR CRABAPPLEPLM A M I E R D
M A R I E D R
A L I Z A D R
HUNTERS
WOODS CT
H I G H W A Y 5 MALLARD CVS T A G E C O A C H R D
^_
Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
Z-8235-C
12110 STAGECOACH RD
N/A
42.20
T1S R13W 7
16
City of Little Rock Planning & Development
Rev: 8/31/2021
THIS SITE
0 330 660
Feet
PK/OS
MHNC
PK/OS
PI
RL
MX
City LimitsCity LimitsALEXANDERRDREDGATE DRAPPLETREECIRBRINER CIRHUNTERS WOODS DRBAYBERRY PLBLACKBERRYPLPEARTREE PLQUAILRUN DR CRABAPPLEPLM A M I E R D
M A R I E D R
A L I Z A D R
HUNTERS
WOODS CT
H I G H W A Y 5 MALLARD CVS T A G E C O A C H R D
^_
Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Lan d Use Plan
±
Z-8235-C
12110 STAGECOACH RD
N/A
42.20
T1S R13W 7
16
City of Little Rock Planning & Development
Rev: 8/31/2021
THIS SITE
0 330 660
Feet
Case No: Z-8235-C
Name: Village at Hidden Creek
Location: 12110 Stagecoach Road
City of Little Rock Planning & Development
Title: PCD
Sketch
±