HomeMy WebLinkAboutZ-4807-T Ordinance 030322OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
JANUARY 18, 2022 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled The
Vista — PRD (Z-4807-T)
located at the southwest
corner of Rahling Road and
Champagnolle Drive.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 13.88 acre property
from "C-1" Neighborhood Commercial District and "C-2"
Shopping Center District to "PRD" Planned Residential
District to allow an age -restricted multifamily
development.
I None
Approval of the Ordinance
The applicant proposes to rezone the 14 acre property
located on the southwest corner of Rahling Road
and Champagnolle Drive from C-1 (Neighborhood
Commercial District) and C-2, (Shopping Center District)
to a PRD (Planned Residential Development). The
rezoning is proposed to allow a gated, age restricted multi-
family independent living facility for persons age 62 and
older. The development will contain 210 units in one (1)
three and four-story, residential building. The applicant
notes that each unit will contain a kitchen. There will be no
food service or common dining areas.
BACKGROUND
CONTINUED
The maximum building height will be approximately 59
feet. The project will be developed in one phase.
The applicant provided the following description of the
proposed structure:
"Buildings are slab -on -grade foundations
with wood -frame construction. Exterior
finishes will include stone masonry and
cement -fiber siding, roofing material will
be a mixture of composition shingle and
metal standing seam and feature low "B"
windows."
The applicant provided the following additional
information:
"The development will also include a
two-story clubhouse incorporated into the
entrance of the main building that will contain
the leasing/management offices, professional
fitness center, community gathering room,
business center, and mail room. Exterior
amenities will include a resort -style
swimming pool, gathering area with picnic
and grilling stations, a pickleball court and
adjacent green space."
The site will be accessed via a single driveway with a
median from Rahling Road. There will be ample area for
turnaround prior to reaching the gated portion of the
driveway. The applicant is proposing a secondary
emergency access concrete driveway apron from
Champagnolle Drive at the northwest corner of the
property. The secondary access will be gated and will be
constructed to IFC requirements. The applicant notes all
sight lighting will be low-level and directed away from
adjacent properties.
The applicant is proposing 286 parking spaces which
includes a mixture of garages, covered and open -space
parking. Typically 315 spaces are required for 210
apartment units. Staff feels that the parking provided is
sufficient for this use. All parking must comply with and
ADA standards.
2
BACKGROUND
CONTINUED
The applicant is proposing a monument -type sign at the
entry drive from Rahling Road. A second monument -type
sign will be located at the intersection of Rahling Road and
Champagnolle Drive. All signs must conform to Section
36-552 of the City's Zoning Ordinance.
The proposed project will include a six (6) foot high steel
fence near the east property line along Rahling Road and
near the north property moving west along Champagnolle
Drive. This section of the fence extends to the west
property line.
A dumpster is located in the southeast portion of the
property. The applicant notes that hours of garbage
collection will be from lam to 6pm. The dumpster will be
screened with an eight (8) feet tall opaque fence. All
screening must comply with Section 36-523 of the City's
Zoning Ordinance.
On December 9, 2021, the Planning Commission voted
9 ayes, 0 noes, and 2 absent, as part of the Consent Agenda,
to approve the PRD rezoning. There were no objectors
present.
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.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED
RESIDENTIAL DISTRICT TITLED THE VISTA — PRD,
LOCATED THE SOUTHWEST CORNER OF RAHLING ROAD
AND CHAMPAGNOLLE DRIVE (Z-4807-T), CITY OF LITTLE
ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK;
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from C-1, Neighborhood Commercial District and C-2, Shopping Center District, to
PRD, Planned Residential District:
Z-4807-T — DESCRIBED AS PART OF THE SETA OF SECTION 35
AND PART OF THE SW 1/4 OF SECTION 36, TOWNSHIP 2
NORTH, RANGE 14 WEST, LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, MORE PARTICULARLY DESCRIBED AS
FOLLOWS: STARTING AT THE NORTHWEST CORNER OF
TRACT 15, UNIT 1, INDEPENDENCE FARMS, PULASKI
COUNTY, ARKANSAS, SAID CORNER LYING ON THE EAST
LINE OF THE WEST 990 FEET OF THE SE1/4 SE1/4 SAID
SECTION 35; THENCE NORTH O1 DEGREE 18 MINUTES 54
SECONDS EAST ALONG SAID EAST LINE, 221.67 FEET TO THE
POINT OF BEGINNING; THENCE NORTH O1 DEGREE 18
MINUTES 54 MINUTES EAST ALONG SAID EAST LINE 321.91
FEET TO THE NORTHEAST CORNER OF THE SAID WEST 990
Page 1 of 4
I FEET OF THE SE1/4 SEIA; THENCE NORTH 14 DEGREES 17
2 MINUTES 46 SECONDS EAST 160.40 FEET TO THE SOUTHEAST
3 CORNER OF TRACT 74, CHENAL VALLEY, AN ADDITION TO
4 THE CITY OF LITTLE ROCK, ARKANSAS; THENCE NORTH 14
5 DEGREES 28 MINUTES 28 SECONDS EAST ALONG THE EAST
6 LINE OF SAID TRACT 74, 192.16 FEET TO THE NORTHEAST
7 CORNER THEREOF, SAID CORNER LYING ON THE SOUTH
8 RIGHT OF WAY LINE OF CHAMPAGNOLLE DRIVE; THENCE
9 EASTERLY ALONG SAID SOUTH RIGHT OF WAY LINE THE
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FOLLOWING: (1)SOUTH 59 DEGREES 09 MINUTES 18 SECONDS
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EAST, 198.52 FEET; (2) SOUTHEASTERLY ALONG THE ARC OF
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A 602.96 FOOT RADIUS CURVE TO THE LEFT, A CHORD
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BEARING AND DISTANCE OF SOUTH 72 DEGREES 56 MINUTES
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18 SECONDS EAST, 287.31 FEET; (3) SOUTH 86 DEGREES 43
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MINUTES 18 SECONDS EAST, 184.04 FEET AND (4)
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SOUTHEASTERLY ALONG THE ARC OF A 37.00 FOOT RADIUS
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CURVE TO THE RIGHT, A CHORD BEARING AND DISTANCE
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OF SOUTH 47 DEGREES 05 MINUTES 12 SECONDS EAST, 47.20
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FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF
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RAHLING ROAD; THENCE SOUTHERLY ALONG SAID FUTURE
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RIGHT OF WAY LINE THE FOLLOWING: (1) SOUTHERLY
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ALONG THE ARC OF A 1487.39 FOOT RADIUS CURVE TO THE
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LEFT, A CHORD BEARING AND DISTANCE OF SOUTH 10
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DEGREES 14 MINUTES 52 SECONDS EAST, 145.13 FEET; (2)
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SOUTH 13 DEGREES 02 MINUTES 39 SECONDS EAST, 450.39
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FEET AND (3) SOUTHERLY ALONG THE ARC OF A 545.00 FOOT
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RADIUS CURVE TO THE RIGHT, A CHORD BEARING AND
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DISTANCE OF SOUTH 05 DEGREES 21 MINUTES 45 SECONDS
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EAST, 145.70 FEET; THENCE NORTH 82 DEGREES 38 MINUTES
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48 SECONDS WEST, 292.65 FEET TO THE NORTHEAST CORNER
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OF TRACT 13, SAID UNIT 1, INDEPENDENCE FARMS; THENCE
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I NORTH 86 DEGREES 55 MINUTES 26 SECONDS WEST ALONG
2 THE NORTH LINE OF TRACTS 13 AND 14, SAID UNIT 386.45
3 FEET; THENCE NORTH 43 DEGREES 41 MINUTES 08 SECONDS
4 WEST, 323.44 FEET TO THE POINT OF BEGINNING.
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6 SECTION 2. That the preliminary site development plan/plat be approved as
7 recommended to the Little Rock Planning Commission.
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9 SECTION 3. That the change in zoning classification contemplated for The Vista
10 — PRD, located at the southwest corner of Rahling Road and Champagnolle Drive (Z-4807-T)
11 is conditioned upon obtaining final plan approval within the time specified by Chapter 36,
12 Article VII, Section 36-454 (e) of the Code of Ordinances.
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14 SECTION 4. That this Ordinance shall not take effect and be in full force until the
15 final plan approval.
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17 SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
18 the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
19 extent and in the respects necessary to affect and designate the change provided for in Section
20 1 hereof.
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22 SECTION 6. Severability. In the event any title, section, paragraph, item,
23 sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
24 unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
25 ordinance which shall remain in full force and effect as if the portion so declared or adjudged
26 invalid or unconstitutional was not originally a part of the ordinance.
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28 SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
29 that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
30 such inconsistency.
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Page 3 of 4
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PASSED:
ATTEST: APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
13 City Attorney
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Page 4 of 4
FILE NO.: Z-4807-T
NAME: The Vista - PRD
LOCATION: Southwest Corner of Rahling and Champagnolle Drive
DEVELOPER:
Potlatch — Deltic
7 Chenal Club Blvd.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch — Deltic Real Estate, LLC
7 Chenal Club Blvd.
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White — Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.88 acres
WARD: 5
CURRENT ZONING:
NUMBER ❑F LOTS: 1
PLANNING DISTRICT: 19
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.13
C-1 (Neighborhood Commercial District) and
C-2 (Shopping Center District)
VARIANCEMAIVERS: None requested.
BACKGROUND:
April 2008 the Planning Commission approved an application to rezone two tracts of
property approximately 16 acres located along Champagnolle Drive from R-2 and MF-24
to C-1, C-2 an OS. The proposed rezoning was for future commercial development and
open space buffer.
FILE NO.: Z-4807-T Cont.
A. 'PRO POSAUREQUESTIAPPL.ICANT' S STATEMENT:
Applicant is requesting a rezoning from C-1 (Neighborhood Commercial District)
and C-2, (Shopping Center District) to a PRD (Planned Residential Development)
to allow the development of approximately 14 acres located on the southwest
corner of Rahling Road and Champagnolle Drive as an age restricted multi -family
community containing 210 units in one (1) three and four-story, residential building.
The proposed site will take access from Rahling Road and be developed in one
(1) phase.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded.
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. Provide proposed driveway throat width for emergency access on
Champagnolle Drive.
2. Provide a drainage study with detailed drainage calculations for the site
including all stormwater detention and conveyance facilities.
3. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e).
4. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
5. A grading permit must be obtained prior to initiation of work. Grading Permit
applications are found at htt s://www.littlerock. ov/cit-adminstration/cit -
de artmentsl ublic-worksla lications-details-and-manuals/. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans and soil
loss calculations. Contact Planning and Development Dept., Civil
Engineering Private Development at 501-371-4817 or at 501-918-5348 or
Permits littlerock. ov to schedule an appointment for issuance or to answer
any questions. Permit cost is based on total project area at $100.00 for the
less than '/2 acre, $200.00 for to 1 acre, and $200.00 for the first acre and
$100.00 for each additional acre for project greater than 1 acre.
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FILE NO.: Z-4807-T (Cont.
6. Per City Rev. Code 31-210, for a multi -family development driveway access to
an arterial street (Rahling Road) is limited to a maximum width of thirty-six feet.
A variance will be needed if current proposed driveway access width is to stay.
E. UTILITIESIFIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Enteray: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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 Little Rock Fire Department.
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.
FILE NO.: Z-4807-T (Cont.
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.
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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FILE NO.: Z-4807-T Cont.
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 received.
F. BUILDING CODES/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. The properties to west are zoned R-2 or PDR. 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. In addition to the required screening, buffers are
to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet. 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. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. 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.
5
FILE NO.: Z-4807-T (Cont.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
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 he three
hundred (300) square feet. Interior islands must be a minimum of
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 a very twelve (12)
parking spaces.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Chanel District. The Land Use Plan
shows Commercial (C) and Neighborhood Commercial (NC) for the requested
area. The Commercial (C) category includes a broad range of retail and wholesale
sales of products, personal and professional services, and general business
activities. Commercial activities vary in type and scale, depending on the trade
area that they serve. The Neighborhood Commercial (NC) category includes
limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area.
The application is to rezone from C-2 (Shopping Center District) and C-1
(Neighborhood Commercial District) to PRD (Planned Residential Development)
District allow for the development of a 210 unit age -restricted apartment
development on the site. If this application is approved by the Board of Directors,
a review of the Land Use Plan for this vicinity should be under taken by the Plans
Committee. Surrounding the application area, the Land Use Plan shows
Commercial (C) to south and to the southeast (across Rahling Road) from the site.
E^
FILE NO.: Z-4807-T Cont.
Suburban Office (SO) land use is shown to the north (across Champagnolle Drive.
Residential Low Density (RL) use is shown northwest of the site on the Land Use
Plan. Residential Medium Density (RM) is shown to the southwest of the site.
Across Rahling Road to the east is Park/Open Space with Office use shown
beyond that on the Land Use Plan. The Commercial (C) category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The two commercial areas
either side of Rahling Road are currently undeveloped. The Suburban Office (SO)
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. This area, north of Champagnolle Drive, is
an age -restricted multi -family development (Chenal Pines). The 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.
This land is a developed single-family subdivision with houses and the Property
Owners Association park for the subdivisions to the west. 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 land is currently undeveloped and
wooded. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is Flood plain/Floodway for Rock Creek. Office (0)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The area shown for Office is partially developed with two multi -story medical
related office buildings.
Master Street Plan: To the east is Rahling Road, shown as a Principal Arterial on
the Master Street Plan. To the north is Champagnolle Drive and it is shown as a
Collector on the Master Street Plan. 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 Rahling Road since it is a Principal Arterial. The primary
function of a Collector Road is to provide a connection from Local Streets to
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 is a Class I Bike Path is shown along Rahling Road. A Bike
Path is to be a paved path physically separated 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
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FILE NO.- Z-4807-T (Cont.
Bike Route shown on Champagnolle Road. A Bike Lane provides a portion of the
pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 14 acre property located on the southwest
corner of Rahling Road and Champagnolle Drive from C-1 (Neighborhood
Commercial District) and C-2, (Shopping Center District) to a PRD (Planned
Residential Development). The rezoning is proposed to allow a gated, age
restricted multi -family independent living facility for persons age 62 and older. The
development will contain 210 units in one (1) three and four-story, residential
building. The applicant notes that each unit will contain a kitchen. There will be no
food service or common dining areas.
The maximum building height will be approximately 59 feet. The project will be
developed in one phase.
The applicant provided the following description of the proposed structure:
"Buildings are slab -on -grade foundations with wood -frame
construction. Exterior finishes will include stone masonry and
cement -fiber siding, roofing material will be a mixture of composition
shingle and metal standing seam and feature low "E" windows."
The applicant provided the following additional information:
"The development will also include a two-story clubhouse
incorporated into the entrance of the main building that will contain
the leasing/management offices, professional fitness center,
community gathering room, business center, and mail room. Exterior
amenities will include a resort -style swimming pool, gathering area
with picnic and grilling stations, a pickleball court and adjacent green
space."
The site will be accessed via a single driveway with a median from Rahling Road.
There will be ample area for turnaround prior to reaching the gated portion of the
driveway. The applicant is proposing a secondary emergency access concrete
driveway apron from Champagnolle Drive at the northwest corner of the property.
The secondary access will be gated and will be constructed to IFC requirements.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
The applicant is proposing 286 parking spaces which includes a mixture of
garages, covered and open -space parking. Typically 315 spaces are required for
210 apartment units. Staff feels that the parking provided is sufficient for this use.
All parking must comply with and ADA standards.
E:
FILE NO.: Z-4807-T Cont.
The applicant is proposing a monument -type sign at the entry drive from Rahling
Road. A second monument -type sign will be located at the intersection of Rahling
Road and Champagnolle Drive. All signs must conform to Section 36-552 of the
City's Zoning Ordinance.
The proposed project will include a six (6) foot high steel fence near the east
property line along Rahling Road and near the north property moving west along
Champagnolle Drive. This section of the fence extends to the west property line.
A dumpster is located in the southeast portion of the property. The applicant notes
that hours of garbage collection will be from 7am to 6pm. The dumpster will be
screened with an eight (8) feet tall opaque fence. All screening must comply with
Section 36-523 of the City's Zoning Ordinance.
Staff is supportive of the requested PRD to allow an age restricted multi -family
development. Staff views the request as reasonable. The proposed development
will represent a good transition -type use between the commercial uses and zoning
along Kanis Road and the residential properties to the north and northeast. To
staffs knowledge, there are no outstanding issues associated with this application.
The applicant is requesting no variances with the PRD zoning request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning to allow an age restricted
multifamily development, 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: (DECEMBER 9, 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 9 ayes, 0 nays and 2 absent.
M