Loading...
HomeMy WebLinkAboutZ-4410-A Staff AnalysisJuly 7, 2005 ITEM NO.: NAME: Highway 10 Apartments - Long -form PD -R LOCATION: Located at 12000 Block of Cantrell Road; north side DEVELOPER: The Group, LLC P. O. Box 13267 Maumelle, AR 72113 ENGINEER: Carter Burgess 10816 Executive Center Drive Little Rock, AR 72211 AREA: 19.52 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2 Single Family Single Family .R . Multifamily FILE NO.: Z -4410-A FT. NEW STREET: 0 LF VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to construct a new apartment development on this undeveloped tract. The project is comprised of 9 apartment buildings, containing 217 units, office/pool facility and 336 parking spaces. The 217 units are broken down as follows: 56, one -bedroom units; 133, two-bedroom units; and 28, three- bedroom units. Of the 19.5 acres, the eastern 9.2t acres will remain undisturbed and in its present wooded state. Due to the slope of the site, there will be retaining walls throughout the complex. None of the walls will exceed the height allowed by the code. July 7, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -4410-A B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The property has an average slope of approximately 27% up from Cantrell Road. Single family homes are located at the top of the slope, to the north of the site. Multifamily and commercial developments are located across Cantrell Road to the south. A small piece of undeveloped, R-2 zoned property is adjacent to the east. Farther to the east are office buildings, a fire station and a church. A utility substation and a new office building are located to the west. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Walton Heights/Candlewood, Piedmont, Pankey and Pleasant Forest Neighborhood Associations were notified of this proposal. D. ENGINEERING COMMENTS: Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be separated from the street by a 3 to 5 -foot green buffer. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Cantrell Road has a 2003 average daily traffic count of 34,000 vehicles. 2 July 7, 2005 SUBDIVISION ITEM NO.: 15 Cant. FILE NO.: Z -4410-A 9. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Capacity Construction Analysis required for this project, contact Little Rock Wastewater Utility for details. No Detention Basins may be built over existing sewer mains. Existing Sewer Mains must be at least five foot outside of the top bank of the Detention Basin. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. In order to obtain sufficient flow and pressure to provide adequate fire protection for this development it is probable that the water facilities may need to oversized and/or that the on-site line may need to be looped. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place Fire hydrants per code. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route 3 July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) _ _ FILE NO.: Z -4410-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a change from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 217 apartment units. The request does not require a change to the Land Use Plan. Master Street Plan - Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five -lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Dense residential uses may generate significant traffic so access to the site from Cantrell Road should be limited. Cantrell Road may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development goal is "To promote and integrated community structure and design that provides a unique, healthy, and safe urban living environment," with action statement supporting construction of sidewalks and underground utilities in new developments. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the landscaping and excavation ordinance. This site is on a hillside and will result tree removal, excavation, and extensive terracing to accommodate this development. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Compliance with the City's Landscape and Buffer Ordinances is required. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, western and eastern perimeters of the site. Credit toward fulfilling this requirement can be given for existing trees and vegetation that is able to satisfy this year -around requirement. 0 July 7, 2005 SUBDIVISION ITEM NO.: 15 (Co FILE NO.: Z -4410-A An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six-inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding building height, design and setbacks; signage; site lighting; phasing; and fencing. The applicants were asked to locate playground areas, to label areas to remain undisturbed and to provide "typical' details of the parking spaces. Staff asked that dumpster screening details be provided and dumpster pick-up be limited to daylight hours only. Staff noted that areas labeled as undisturbed and trees labeled as existing to remain needed to be protected during site development and construction. Staff stated development needed to be coordinated with the plans administrator prior to any site work. In response to a question from staff, the applicants stated the swimming pool could not be pulled back behind the 100 foot setback line without creating the need for additional, taller retaining walls. Staff commented that several apartment developments had areas of covered parking. The applicant was asked to consider if covered parking was desired and to show the structures on the site plan. Public Works, landscape and utility comments were noted. The applicants were advised to heed the wastewater utility note regarding the placement of detention basins. It was agreed that the existing dense vegetation would provide better screening on the north perimeter than erecting a wood fence since the fence construction would result in tree removal. The applicants were advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant proposes to construct a new apartment development on this undeveloped, 19.52± acre tract. The project is comprised of 9 apartment buildings, containing 217 units, office/pool facility and 336 parking spaces. Of the 19.52± acres, the eastern 9.2± acres will remain undisturbed and in its 5 July 7, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -441 0-A present wooded state. Due to the slope of the site, there will be retaining walls throughout the complex. None of the retaining walls will exceed the height allowed by the code. The property has 130± feet of slope up from south to north. The project has been designed in a series of terraces to work with the slope and to minimize to work with the slope and to minimize the height of retaining walls. Large areas of the wooded site are labeled as undisturbed and will be protected throughout the site development. The undisturbed buffer ranges from 40' — 100' on the north, 30' — 130' on the west and 40' — 100' on the south beyond the required 40' landscape buffer. The 750 feet of the site will remain undisturbed. The applicant has presented a plan for preservation and protection of the undisturbed areas and trees to remain. The site will have two access points to Cantrell Road. The applicant has agreed to dedicate right-of-way, construct a sidewalk on the entire perimeter and to construct a deceleration lane in the area of the two entrances. Fencing will consist only of safety fencing along the upper wall of the retaining walls and around the pool area. The complex will not be gated. A single ground -mounted sign is shown at the main entrance. The sign will comply with the Highway 10 standard of 6 feet in height, 72 square feet in area, monument style. A playground area is proposed near the office area. Lighting will be shielded to prevent light pollution onto other properties. Several dumpsters are located throughout the site. Each dumpster will be screened and pick-up will be limited to appropriate day time hours. No covered parking is proposed. The swimming pool intrudes into the Highway 10 required front setback of 100 feet. The pool will have a setback of 80± feet. Moving the pool back would require constructing an excessively high retaining wall. Staff supports the proposed location. Due to the terrain of the site, all buildings will be three levels on the high side and four levels on the lower side. The maximum building height for any building is 37 feet and 2 inches on the high side and 47 feet and 10 inches on the lower side. Because of the size of the tract and the amount of setback provided, staff does not believe the building heights will impact adjacent properties. With the slope of the property and the area of undisturbed buffer on the north, the buildings are below the view of the residential properties on the ridge of the north. The building materials will be split -faced CMU at the base with face brick up two levels on the lower, four level side, with painted hardiboard siding above that. Roofing will be pitched, with fiberglass shingles. The project will be constructed in one phase. There is no bill of assurance for this unplatted tract. D July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-441 Staff is supportive of the applicants proposal. The adopted Land Use Plan recommends multifamily for this site. The density proposed under this development is 11.13 units per acre, just above the level of low density residential which tops -out at 10 units per acre. Leaving the eastern 9.2t acres undeveloped and providing undisturbed areas in front of the development help to assure the site's compatibility with the Highway 10 scenic corridor concept. Staff believes the development is compatible with uses and zoning in the area. I. STAFF RECOMMENDATION: Staff recommends approval of the PD -R as proposed subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. Preservation of the undisturbed areas and trees to remain is to be coordinated with the Plans Administrator prior to any development activity on the site. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. One letter of opposition had been received by staff and forwarded to the commissioners. Staff presented the item and a recommendation of approval subject to compliance with the conditions 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. The vote was 10 ayes, 0 noes, 0 absent and 1 recusing (Yates). 7