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HomeMy WebLinkAboutStaff Report for Z-8142-CJuly 14, 2022 ITEM NO.: 2 FILE NO.: Z-8142-C NAME: PDC Development Company – Conditional Use Permit LOCATION: 4124 S Shackleford Road DEVELOPER: PDC Development Company 1501 N University, Suite 740 Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: Mark Redder (Agent) Holloway Engineering 200 Casey Drive Maumelle, AR 72113 SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 10.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05 CURRENT ZONING: O-2 VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,249 adopted by the Little Rock Board of Directors on June 17, 2016 was approved to rezone a ten (10) acre site located on the west side of Shackleford Road, north of Colonel Glenn Road from MF-18 to O-2. The site was never developed as approved and is currently vacant. July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Conditional Use Permit to allow for the development of multi-family housing within the O-2 Zoning District. The residential units will be developed on a ten (10) acre site and will contain 168 units. B. EXISTING CONDITIONS: The site is wooded and undeveloped. A pond is located in the southeastern portion of the property. An existing private road, Rock Ridge Drive, is partially developed and takes access from S. Shackleford Road at the south east corner of the property. The property to the south is zoned MF-18 and contains a nine (9) building multi-family development with additional undeveloped acreage for multi-family residential buildings. Property to the east contains a mobile home park with over one-hundred (100) existing units. West of the site contains additional O-2 zoned property and uses. North of the site contains undeveloped R-2 zoning and uses. 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: 1. A grading permit might be required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov 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 ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 2. Boundary street improvements are required on Shackleford Rd per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 3 sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 3. 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. 4. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 5. For the required, final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). 6. Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 7. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 8. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 9. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 10. Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or for more information. 11. Is there an agreement or legal document allowing access to be taken from Rock Ridge Dr.? 12. How is the exiting pond being handled? Plans seem to show a relocation of the existing pond and then utilization of it as detention. July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: 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. 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. July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 5 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. 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: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 6 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 north 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. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) 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. 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 be 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 e 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 July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 7 requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. H. ANALYSIS: The applicant is requesting a Conditional Use Permit to allow for the development of multi-family housing within the O-2 Zoning District. The residential units will be developed on a ten (10) acre site and will contain nine (9) separate buildings which will include 168 units (16.8 units per acre) that will provide a variety of 1-, 2-, and 3 – bedroom apartments along with a manager’s unit that will include an office, maintenance and community room. The applicant notes the maximum building height will be fifty-five (55) feet. Section 36-280 of the Code allows maximum building height of forty-five (45) feet at the required front, rear and side setback lines, one (1) foot may be added to the height of each building for each foot that the building is set back from the property lines, to a maximum height of one-hundred twenty (120) feet. Building “E” needs to be at least thirty-five (35) feet from the north property line for a fifty-five (55) foot building height. All other buildings shown on the site plan are set back far enough from all property lines to have fifty-five (55) foot building heights. Access is provided from two (2) driveways along S. Shackleford Road. The first access drive provides a twenty-eight (28) foot concrete drive in the northern portion of the property. A second access drive exists along a private road, Rock Ridge Drive, at the south east corner of the property. The applicant is proposing 298 parking spaces, 20 spaces will be designated as ADA accessible. Typically, the City’s Zoning Ordinance requires 252 parking spaces. The number of parking spaces shown on the site plan complies with Section 36-502 of the City’s Zoning Ordinance. The applicant notes a mail kiosk area located on the property to the north of Building “D.” The applicant notes a dumpster located along the north property line of the overall development. All dumpsters must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. July 14, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C 8 The applicant is proposing no signage at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in office zones). All sight lighting must be low-level and directed away from adjacent properties. 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. Staff is supportive of the requested CUP to allow for the development of multi-family housing within the O-2 Zoning District. The O-2 Zoning District allows high-rise multi-family, at a density not greater than thirty (30) units per gross acre. The property to south is zoned MF-18 and contains a nine (9) building multi-family development with additional undeveloped acreage for additional multi-family residential buildings. Property to the east contains a mobile home park with over one-hundred residential (100) units. West of the site contains additional O-2 zoning and uses. North of the site contains undeveloped R-2 zoning and uses. Staff feels the request conforms to the development pattern in this area and will have no adverse impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit to allow for the development of a high-rise, multi-family development within the O-2 Zoning District, subject to the compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report.