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HomeMy WebLinkAboutStaff Report for Z-9695July 14, 2022 ITEM NO.: 7 FILE NO.: Z-9695 NAME: The Villas at Autumn Road – PRD LOCATION: 400-412 Autumn Road DEVELOPER: Empire Development Group, LLC P.O. Box 23713 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Larry Gamble, Jessie Gamble, Donald Gamble and Terry Holt (Owners) Eugene Chandler (Agent) SURVEYOR/ENGINEER: Hope Consulting 117 S Market Street Benton, AR 72015 AREA: 5.02 acres NUMBER OF LOTS: 51 FT. NEW STREET: 1540 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone 5.02 acres from R-2, single-family to Planned Residential District (PRD) to allow for the development of fifty-one (51) attached single-family residences. B. EXISTING CONDITIONS: A majority of the lots are developed to some degree and contain at least one single- family residence. The Birchwood Subdivision is located to the north contains R-2 zoning. Properties to the west and south contain planned commercial July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 2 developments. Located to the east, 401 Autumn Road, is zoned O-2 (Lile Real Estate, Inc). 601 Autumn Road (Modern Storage West Little Rock, LLC) is zoned PD-C and contains a minimum forty (40) foot open-space buffer along the north and east sides of the property which provides screening for R-2 zoned property to the north and east which abuts single-family residences within the Birchwood Subdivision. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property 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. Proposed R/W variance needed for requested street widths within development. 2. Provide Design Vehicle Tracking Plan showing the maneuverability of a ladder firetruck wheelbase within the development. 3. A grading permit shall be required prior to initiation of work to include the advance grading variance with infrastructure. 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. 4. Boundary street improvements are required on Autumn 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 sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 5. 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 July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 3 information about General Stormwater Discharge Construction Permit #ARR150000. 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 7. 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). 8. 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. 9. 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. 10. 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). 11. 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. 12. 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. 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. July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 4 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. 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. 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. July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 5 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 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 July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 6 (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 I-430 Planning District. The Land Use Plan shows Office (O) for the requested area. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to rezone from Single Family District (R2) to Planned Residential Development (PRD) District to allow for the future development of 32 patio homes in 14 buildings on this property. Surrounding the application area, the Land Use Plan shows Park/Open Space (PK/OS) and Residential Low Density (RL) to the north. Commercial (C) is shown on the Plan Map to the west and southwest of the site. Mixed Office Commercial (MOC) is shown on the Plan Map to the south of the application area. To the east, across Autumn Road is shown as Office (O) on the Plan Map. 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 land is shown as a buffer between dis-similar uses. 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 zoned R-2, Single Family District. The developed Birchwood neighborhood of single-family houses is on this land. 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 property to the west and south is zoned with Planned Commercial Development (PCD) Districts. To the west is Best Buy and Whole Foods and to the southwest is an athletic workout July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 7 facility. Mixed Office Commercial (MOC) provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. There is a Planned Commercial Development (PCD) District to the south with a medical office on the land. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The land to the east, across Autumn Road is zoned Office and Institutional District (O-2) and Planned Development Commercial (PDC) District. The O-2 land has an office on it and there is a multi-story mini-warehouse development on the PDC land. Master Street Plan: To the east is Autumn Road, shown as a Collector on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 III Bike Route shown on Autumn Road. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. H. ANALYSIS: The applicant is proposing to develop 5.02 acres from R-2, single-family to Planned Residential District (PRD) to allow for the development of fifty-one (51) attached, zero lot line patio homes comprised of fourteen (14) residential buildings with a density of two (2) to five (5) attached single-family units per building. All of the homes will be of new construction and will be approximately 1,200 square feet to 1,400 square feet in area with a height not exceeding thirty-five (35) feet. The patio homes will take access from Autumn Road via a divided gated entry with ample turnaround space. All gated access entry points must comply with the City of Little Rock Fire Department standards. All patio homes will consist of two bedrooms, two bathrooms, one or two car attached garage(s) and two-car driveways to minimize on-street parking. Section 36-502 of the City’s Zoning Ordinance typically requires one off-street parking space per single-family dwelling. Staff feels the provided off-street parking is sufficient to serve this development. July 14, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9695 8 The applicant proposes the following setbacks for all units within the development: 1. Front – 20 feet 2. Rear – 10 feet 3. Side – 7 feet/0 feet Staff feels the proposed setbacks are sufficient for this development. The applicant is proposing a six (6) foot wooden privacy fence where fences do not currently exist. The applicant notes the decorative side of the fence will face outward. Any new fencing must comply with Section 31-516 of the City’s Zoning Ordinance. The applicant notes all lawns and all common areas will be maintained by the developer. The applicant notes a sign will be located at the entrance to the subdivision. All signs must comply with Section 36-551(a)(4) of the City’s Zoning Ordinance (signs permitted in residential one – and two family zones). The site plan indicates mail kiosks located within the north and south internal common areas. The applicant has provided a statement from the Postmaster at the Huron Lane Office approving the location of the kiosks. The applicant notes the residences will have trash collection provided by standard City of Little Rock garbage collection. Staff is supportive of the requested application to allow the 5.02 acre site to be rezoned from R-2 to Planned Residential District (PRD) to allow for new construction of fifty-one (51), zero lot line single-family residences. Staff will require that all streets be developed according to the City’s Master Street Plan Standards. Staff feels the request is reasonable. Comparable developments within the area include Taylor Park located off Kanis Road, Parkside off Denny Road, Madison Park off LaMarche Blvd., Ranch West Villas and Valley View Court on Katillus Road. Staff feels the proposed development will have no adverse impact on the area. To staff’s knowledge, there are no outstanding issues associated with this application. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report.