HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 061522r Department of Planning and Development
1 723 West Markham Street
Little Rock, Arkansas 72201-1334
L`1774 . F Phone: (501 )371 4790 Fax: (501 )399-3435
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June 15, 2022
White-Daters and Associates
Tim Daters
24 Rahling Circle
Little Rock, AR 72223
Re: File No. Z-4807-U
The Vista — Revised PRD
Dear Mr. Daters:
Planning
Development
Building Codes
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 June 9, 2022:
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 July 19, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12t" Street. If you have any questions please do not hesitate to contact
me at 371-4792.
I
spectfull ,
nt oor
Development Administrator
June 9, 2022
ITEM NO.: 6 FILE NO.: Z-4807-U
NAME: The Vista — Revised PRD
LOCATION: Southwest Corner of Rahling Road and Champagnolle Drive
DEVELOPER:
Potlatch — Deltic
7 Chenal Club Blvd
Little Rock, AR 72223
OWNERIAUTHORIZE❑ AGENT:
Potlatch — Deltic Real Estate, LLC
7 Chenal Club Blvd
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White — Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 13.88 acres
WARD: 5
CURRENT ZONING:
VARIANCE/WAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 19
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.13
On January 18, 2022, the Board of Directors of the City of Little Rock passed Ordinance
No. 22,084 which rezoned this property from C-1 and C-2 to PRD to allow an age
restricted multi -family development. The proposed development included approximately
14 acres located on the southwest corner of Rahling Road and Champagnolle Drive. The
proposed multi -family community will contain 210 units in one (1) three/four-story,
residential building. The proposed independent living facility is to be for persons 62 years
old or older.
June 9, 2022
ITEM NO.: 6 Cont. FILE NO.: Z-4807-U
A. ROPOSALIREQUESTIAPPLICANT'S STATEMENT:
The applicant now proposes to amend the previously approved PRD to only to
change the age restriction for the development. The applicant wishes to have the
option of having the development be for persons 55 years of age or older, or for
persons 62 years old and older. This is the only proposed change to the previously
approved PRD development. All other aspects of the previously approved PRD
will remain unchanged.
B. EXISTING CONDITIONS:
The site is undeveloped and wooded.
C. NEIGHBORHOOD NOTIFICATIONS:
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter- : No comments received.
Summit Energy: No comments.
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.
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June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
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.
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.
3
June 9, 2022
ITEM NO.: 6 Cont. FILE NO.: Z-4807--U
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
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 CODES/LANDSCAPE:
Buildin Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner: Curtis Richey
at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875;
sera i n CoN ittl e rock. gov .
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements and the Highway 10 Scenic Corridor
Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
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June 9, 2022
ITEM NO.: 6 Cont. FILE NO.: Z-4807-U
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation
of the adjacent street. Trees shall be planted or be existing at least every
twenty (20) feet and have a minimum of two (2) inches in diameter when
measured twelve (12) inches from the ground at time of planting. Provide
screening shrubs no less than thirty (30) inches in height at installation with
an average linear spacing of not less at three (3) feet within the required
landscape area.
Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
3. 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 property to east is zoned R-2. 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.
4. Any new vehicular use area will require a minimum nine (9) foot perimeter
landscape buffer between the paving and the property line.
5. Any Chapter 15, landscape code perimeter requirements that cannot be met
may require a variance from the City Beautiful Commission.
6. 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. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal Planning 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,
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June 9, 2022
ITEM NO.: 6 Cont. FILE NO.: Z-4807-U
providing goods and services to that neighborhood market area. The application
is to revise an existing PRD (Planned Residential Development) District to change
the age restriction from 62 to 55 year old for the development of a 210 unit age -
restricted apartment development on the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to
south and to the southeast (across Rahling Road) from the site. 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
(PiCIOS) 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
C:
June 9, 2022
ITEM NO.: 5 Cont. FILE NO.: Z-4807-U
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
Bike Route shown on Champagolle Road. A Bike Lane provides a portion of the
pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
On January 18, 2022, the Board of Directors of the City of Little Rock passed
Ordinance No. 22,084 which rezoned this property from C-1 and C-2 to PRD to
allow an age restricted multi -family development. The proposed development
included approximately 14 acres located on the southwest corner of Rahling Road
and Champagnolle Drive. The proposed multi -family community will contain
210 units in one (1) three/four-story, residential building. The proposed
independent living facility is to be for persons 62 years old or older.
The applicant now proposes to amend the previously approved PRD to only to
change the age restriction for the development. The applicant wishes to have the
option of having the development be for persons 55 years of age or older, or for
persons 62 years old and older_ This is the only proposed change to the previously
approved PR❑ development. All other aspects of the previously approved PRD
will remain unchanged.
Staff is supportive of the requested PRD revision to allow the revision in the age
restriction. Staff feels the request is 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
staff's knowledge, there are no outstanding issues associated with this request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD revision, subject to compliance
with the comments and conditions outlined in paragraphs E and F, and the staff
analysis, of the agenda staff report. All other aspects of the previously approved
PRD will remain in full force and effect.
7
June 9, 2022
ITEM NO.: 6 Cont. FILE NO.: Z-4807-U
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
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 10 ayes, 0 nays, 0 absent and 1 open position.
E