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HomeMy WebLinkAboutZ-4410-B Staff AnalysisFILE NO.: Z -441 0-B NAME: Highway 10 Condominiums Revised Long -form PD -R LOCATION: Located on Cantrell Road, just west of Pleasant Ridge Road DEVELOPER: The Group LLC P. O. Box 13267 Maumelle, AR 72113 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 19.52 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 .m 217 Units of Multi -family Housing Revised PD -R FT. NEW STREET: 0 LF 200 Units of Condominium Housing VAR IANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 16, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,372 establishing Highway 10 Apartments Long -form PD -R. The approval allowed for the development of 217 units contained in nine apartment buildings along with an officelpool facility and 336 parking spaces. The total site area contained 19.5 acres and the eastern 9.2 acres was to remain undisturbed and in its present wooded state. Due to the Slope of the site, retaining walls were proposed throughout the site. None of the walls were proposed to exceed the height allowed by the code. Z -441 0-B A. PROPOSAL_: The current request includes a revision to the existing PD -R to allow the construction of three residential condominium structures along the north side of the 12,00❑ Block of Cantrell Road. The proposed development will include two to three mid -rise towers of no more than six livable floors each that will be built in as many as three difference phases and include approximately 200 owner occupied units. Covered parking around development is proposed as a gated development with a single gated entrance frand underneath the structures will accommodate approximately 330 automobiles. Th om e Cantrell Road and an emergency access gate located near the eastern perimeter. Careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The structure will legally consist of e Horizontal Property Regime to allow for individual ownership governed by a forum created by a Property Owners Association with an elected Board of Directors. By building on the lower portion of the property and utilizing a mid -rise design, any view of the towers from Walton Heights neighborhood will be minimized. The majority of the property will be improved with lighted walking trails and benches that wander throughout the vast green space that will be untouched as a benefit of building up. After the improvements are completed to the green space, a conservation easement will be placed to prevent future development and preserve the natural beauty of the property while ensuring that the development does not encroach on the views from the Walton Heights neighborhood, The development includes 57 one bedroom units, 96 two bedroom units, 32 three bedroom units and 15 penthouse units. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The property has an average slope of approximately 27 percent up from Cantrell Road. Single-family homes are located at the top of the slope, to the north of the site. Multi -family 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: As of this writing, staff has received several informational phone calls from area residents. The Walton Height/Candlewood, Pankey, Piedmont and Pleasant Forest Neighborhood Associations, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works - 1 - orks: 1. Highway 10 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 VA ILE NO.: Z -4410-B (Cont. Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI, 4. A grading permit in accordance with Section 29-186 (c) and (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. A variance is required to be obtained for grading and clearing that portion of the property where construction is not imminent. 5. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e) . 6. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2-15 foot vertical terraces) is permitted however additional development areas may be constructed a minimum of 150 feet in width at a slope no more than 8 percent. A maximum 30 feet of fill or excavation may again be utilized. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Extra erosion control measures should be installed because this property drains into Piedmont Pond. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on the east must be removed due to insufficient distance from the western driveway. The circle driveway should be at a 90 degree angle with Highway 10. The gate and entrance driveway should be configured to provide vehicles not allowed to enter sufficient space to turnaround without backing up. 10. Widening of 10 feet is required to provide for a left turn lane from Highway 10. Contact Bili Henry in Traffic Engineering at 379-1816 for more information. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Enrav: No comment received. AT & T: No comment received. Central Arkansas 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. Please submit two 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 3 FILE NO.: Z -441 0-B (Co 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. Gates must maintain a minimum opening of 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route. F. ISSUESCTECHNICALIDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Revised Long form PD -R to amend a previously approved Planned Residential Development to now allow the placement of 200 units of condominium housing as opposed to an apartment development on the 12.98 acre site. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Reco _ nized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The infrastructure goal states a need for sidewalks on Cantrell Road from North Rodney Parham to Highway 300. They also ask that developers be required to install underground utilities on all new developments. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed 12 Z -441 0-B (Cont. throughout the site. 3. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 4. The plan appears to meet the minimum land use and street buffer requirements. 5. Berming is encouraged along Scenic Highway 10. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide the total building height in the general notes section of the site plan, provide details of any proposed signage and the location of the proposed dumpster facilities. Staff also questioned the future plans for the property located to the east. Staff requested the applicant provide building elevations for the proposed structures. Public Works comments were addressed. Staff requested the applicant provide details of the proposed grading activities on the site. Mr. Tim Daters stated grading would be phased with the building construction. He stated the grading activities would extend beyond the phase of building construction but would be minimal. Staff requested Mr. Daters provide a detailed grading plan for review. Staff stated detention would be required on site. Staff also stated care should be taken at the time of development to ensure there was no contamination of Piedmont Lake. Staff stated the indicated drives should be redesigned to limit conflicts with persons entering and exiting the site. Landscaping comments were addressed. Staff stated building landscaping would be required with the construction of the new structures. Mr. Daters stated the areas for building landscaping were limited. Staff stated there was flexibility with this requirement and stated they would work with him on this issue. Staff noted the Highway 10 Design Overlay District requirements would apply to the site as well as the Landscape Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. FILE NO.: Z -441 0-B Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has provided details of the proposed signage, the total building height and details of the proposed use for the property located to the east. The applicant has also indicated the dumpster facilities and provided building elevations for the proposed development. The site plan indicates the placement of a single ground mounted monument style sign The sign is proposed consistent with signage allowed per the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. The buildings are proposed as seven (7) story buildings not to exceed 75 -feet in height. With the size of the tract and the amount of setback provided, the slope of the property and the area of undisturbed buffer on the north, the buildings are below the view of the residential property on the ridge to the north. There is one level of parking under the buildings and six levels that contain living units. Phase 1 is proposed with a maximum of 73 units in one building and Phase 2 will have a maximum of 127 units in either one or two buildings. The site plan indicates approximately 160 under -building parking spaces and 174 surface parking spaces. Based on the minimum parking required for a multi -family development 300 parking spaces would typically be required. The indicated parking is more than adequate to serve the development. According to the applicant careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The site plan indicates the area to the east to be developed with a series of walking trails and benches for a passive park area to serve the residents. The applicant has indicated a conservation easement will be placed on this area to eliminate any future development of this area. The site plan indicates the placement of a 40 -foot landscape strip along Cantrell Road and a 100 -foot building setback as required per the Highway 10 Design Overlay District. Landscape plantings including 15 American Hollys, 34 Thorny Elaengus and 39 Leyland Cypress will be added to the rear of the building to screen the rear of the building from the Walton Heights neighborhood. A variance from the Land Alteration Ordinance to allow increased wall height along the rear portion of the development area has not been requested. The site plan indicates the placement of three terraced walls along the western end of the development area with a total height of 40 -feet, complying with the Land Alteration Ordinance. Grading will be phased with the building construction. A variance to allow grading outside the bounds of the Phase 1 development is being requested. Grading of the Phase 1 development area will extend into the limits of Phase 2 development area but not encompass the entirety of the Phase 2 development area. According to the applicant the disturbed area outside the bounds of the developed area will be restored per the Land Alteration Ordinance minimum requirements. Staff is supportive of the applicant's request. The site is proposed with the development of three mid -rise towers with six livable floors of approximately 200 FILE NO.:_Z-4410-B (Cont. owner occupied units and the lower floor with covered parking to accommodate approximately 160 automobiles, Surface parking has been minimized to limit the impact on the site. The site contains 19.5 acres with 6.52 acres being developed as a passive park area and held as a conservation easement to eliminate any potential for future development. The building coverage proposed is 51,606 square feet and the parking coverage proposed is 110,410 square feet. This results in less than 20 percent of the site being developed maintaining the existing natural state and vegetation on the remainder of the site. The adopted Land Use Plan recommends multi -family for the site. The density under this development is 10.25 units per acre, just above the level of low density residential which tops -out at 10 units per acre. Staff feels leaving portions of the site as undeveloped and providing undisturbed areas along the corridor help to assure the site's compatibility with the Highway 10 Design Overlay District, Staff believes the development is compatible with uses and zoning in the area. 1. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. Staff stated the applicant had amended their request to include a variance from the Land Alteration Ordinance to allow an increased wall height along the northern perimeter of the site development area. Staff stated the applicant had provided them with a development plan for the constructions of the walls which exceed the allowable heights per the current ordinance. Staff stated they were supportive of the allowance of the variance request from the Land Alteration Ordinance to allow an increase wall height as proposed There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 City of Little Rock Department of Planning and Development 723 West Markham street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 September 18, 2006 Mr. Tim Daters White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 Planning Zoning and Subdivision Re: Highway 10 Condominiums Revised Long -form PD -R (Z -4410-B), located on Cantrell Road, just West of Pleasant Ridge Road Dear Sirs: 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 September 14, 2006: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: Your item will now be forwarded to the Board of Directors for final action on October 17, 2006. You or your representative will need to be present at this meeting. The meeting begins at 6:00 pm and is held at 500 West Markham Street City Hall, in the Board of Directors Chambers. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator September 14, 2006 ITEM NO.: 15, Z -4410-B NAME: Highway 10 Condominiums Revised Long -form PD -R LOCATION: located on Cantrell Road, just west of Pleasant Ridge Road DEVELOPER: The Group LLC P. O. Box 13267 Maumelle, AR 72113 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 19.52 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: 217 Units of Multi -family Housing PROPOSED ZONING: Revised PD -R PROPOSED USE: 200 Units of Condominium Housing VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: On August 16, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,372 establishing Highway 10 Apartments Long -form PD -R. The approval allowed for the development of 217 units contained in nine apartment buildings along with an office/pool facility and 336 parking spaces. The total site area contained 19.5 acres and the eastern 9.2 acres was to remain undisturbed and in its present wooded state. Due to the slope of the site, retaining walls were proposed throughout the site. None of the walls were proposed to exceed the height allowed by the code. A. PROPOSAL: The current request includes a revision to the existing PD -R to allow the construction of three residential condominium structures along the north side of the 12,000 Block of Cantrell Road. The proposed development will include two to three mid -rise towers of no more than six livable floors each that will be built in as many as three difference phases and include approximately 200 owner occupied units. Covered parking around September 14, 2006 SUBDIVISION ITEM NO.: 15 CON FILE NO.: Z -4410-B and underneath the structures will accommodate approximately 330 automobiles. The development is proposed as a gated development with a single gated entrance from Cantrell Road and an emergency access gate located near the eastern perimeter. Careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The structure will legally consist of a Horizontal Property Regime to allow for individual ownership governed by a forum created by a Property Owners Association with an elected Board of Directors. By building on the lower portion of the property and utilizing a mid -rise design, any view of the towers from Walton Heights neighborhood will be minimized. The majority of the property will be improved with lighted walking trails and benches that wander throughout the vast green space that will be untouched as a benefit of building up. After the improvements are completed to the green space, a conservation easement will be placed to prevent future development and preserve the natural beauty of the property while ensuring that the development does not encroach on the views from the Walton Heights neighborhood. The development includes 57 one bedroom units, 96 two bedroom units, 32 three bedroom units and 15 penthouse units. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The property has an average slope of approximately 27 percent up from Cantrell Road. Single-family homes are located at the top of the slope, to the north of the site. Multi -family 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: As of this writing, staff has received several informational phone calls from area residents. The Walton Height/Candlewood, Pankey, Piedmont and Pleasant Forest Neighborhood Associations, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Highway 10 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. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will 2 September 14, 2006 SUBDIVISIO ITEM NO.: 15(CO FILE NO.: Z -4410-B need to be submitted and approved prior to the start of construction. A variance is required to be obtained for grading and clearing that portion of the property where construction is not imminent. 5. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 6. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2-15 foot vertical terraces) is permitted however additional development areas may be constructed a minimum of 150 feet in width at a slope no more than 8 percent. A maximum 30 feet of fill or excavation may again be utilized. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Extra erosion control measures should be installed because this property drains into Piedmont Pond. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on the east must be removed due to insufficient distance from the western driveway. The circle driveway should be at a 90 degree angle with Highway 10. The gate and entrance driveway should be configured to provide vehicles not allowed to enter sufficient space to turnaround without backing up. 10. Widening of 10 feet is required to provide for a left turn lane from Highway 10. Contact Bill Henry in Traffic Engineering at 379-1816 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas 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. Please submit two 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 3 September 14, 2006 SUBDIVISION ITEM NO.: 15 CONT FILE NO.: Z -4410-B 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. Gates must maintain a minimum opening of 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route. F. ISSU ESITEC H N1 CALIDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Revised Long form PD -R to amend a previously approved Planned Residential Development to now allow the placement of 200 units of condominium housing as opposed to an apartment development on the 12.98 acre site. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. 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 infrastructure goal states a need for sidewalks on Cantrell Road from North Rodney Parham to Highway 300. They also ask that developers be required to install underground utilities on all new developments. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 51 September 14, 2006 SUBDIVISION ITEM NO.: 15 CONT 1=11 E NO.: Z -4410-B 3. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 4. The plan appears to meet the minimum land use and street buffer requirements. 5. Berm ing is encouraged along Scenic Highway 10. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide the total building height in the general notes section of the site plan, provide details of any proposed signage and the location of the proposed dumpster facilities. Staff also questioned the future plans for the property located to the east. Staff requested the applicant provide building elevations for the proposed structures. Public Works comments were addressed. Staff requested the applicant provide details of the proposed grading activities on the site. Mr. Tim Daters stated grading would be phased with the building construction. He stated the grading activities would extend beyond the phase of building construction but would be minimal. Staff requested Mr. Daters provide a detailed grading plan for review. Staff stated detention would be required on site. Staff also stated care should be taken at the time of development to ensure there was no contamination of Piedmont Lake. Staff stated the indicated drives should be redesigned to limit conflicts with persons entering and exiting the site.. Landscaping comments were addressed. Staff stated building landscaping would be required with the construction of the new structures. Mr. Daters stated the areas for building landscaping were limited. Staff stated there was flexibility with this requirement and stated they would work with him on this issue. Staff noted the Highway 10 Design Overlay District requirements would apply to the site as well as the Landscape Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. R September 14, 2006 SUBDIVISION ITEM NO.: 15 CON FILE NO.: H. ANALYSIS: Z -4410-B The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has provided details of the proposed signage, the to building height and details of the Proposed use for the property located to the east. The applicant has also indicated the dumpster facilities and provided building elevations for the proposed development. The site plan indicates the placement of a single ground mounted monument style sign The sign is proposed consistent with signage allowed per the Highway 10 Design Overlay District or a maximum of six feet in height and area. seventy-two square feet n The buildings are proposed as seven (7) story buildings not to exceed 75 -feet in height. With the size of the tract and the amount of setback provided, the slope of the property and the area of undisturbed buffer on the north, the buildings are below the view of the residential property on the ridge to the north. There is one level of parking under the buildings and six levels that contain living units. Phase) is proposed with a maximum of 73 units in one building and Phase 2 will have a maximum of 127 units in either one or two buildings. The site plan indicates approximately 160 under -building parking spaces and 174 surface parkig spaces. Based on the minimum parking required for a multi -family development 300 parkin spaces would typically be required. The indicated parking is more than adequate to n serve the development. According to the applicant careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The site plan indicates the area to the east to be developed with a series of walking trails and beaches for a passive park area to serve the residents. The applicant has indicated a conservation easement will be placed on this area to eliminate any future development of this area. The site plan indicates the placement of a 40 -foot landscape strip along Cantrell Road and a 100 -foot building setback as required per the Highway 10 Design Overlay District. Landscape plantings including 15 American Hollys, 34 Thorny Elaengus and 39 Leyland Cypress will be added to the rear of the building to screen the rear of the building from the Walton Heights neighborhood. A variance from the Land Alteration Ordinance to allow increased wall height along the rear portion of the development area has not been requested. The site plan indicates the placement of three terraced walls along the western end of the development area with a total height of 40 -feet, complying with the Land Alteration Ordinance. Grading will be phased with the building construction. A variance to allow grading outside the bounds of the Phase 1 development is being requested. Grading of the Phase 1 development area will extend into the limits of Phase 2 development area but not encompass the entirety of the Phase 2 development area. According to the applicant the disturbed area outside the bounds of the developed area will be restored per the Land Alteration Ordinance minimum requirements. September 14, 2006 SUBDIVISION ITEM NO.: 15 CONT FILE NO.: -Z-441 O -B encompass the entirety of the Phase 2 development area. According to the applicant the disturbed area outside the bounds of the developed area will be restored per the Land Alteration Ordinance minimum requirements. Staff is supportive of the applicant's request. The site is proposed with the development of three mid -rise towers with six livable floors of approximately 200 owner occupied units and the lower floor with covered parking to accommodate approximately 160 automobiles. Surface parking has been minimized to limit the impact on the site. The site contains 19.5 acres with 6.52 acres being developed as a passive park area and held as a conservation easement to eliminate any potential for future development. The building coverage proposed is 51,606 square feet and the parking coverage proposed is 110,410 square feet. This results in less than 20 percent of the site being developed maintaining the existing natural state and vegetation on the remainder of the site. The adopted Land Use Plan recommends multi -family for the site. The density under this development is 10.25 units per acre, just above the level of low density residential which tops -out at 10 units per acre. Staff feels leaving portions of the site as undeveloped and providing undisturbed areas along the corridor help to assure the site's compatibility with the Highway 10 Design Overlay District. Staff believes the development is compatible with uses and zoning in the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report_ Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. Staff stated the applicant had amended their request to include a variance from the Land Alteration Ordinance to allow an increased wail height along the northern perimeter of the site development area. Staff stated the applicant had provided them with a development plan for the constructions of the wails which exceed the allowable heights per the current ordinance. Staff stated they were supportive of the allowance of the variance request from the Land Alteration Ordinance to allow an increase wall height as proposed 7 September 14, 2006 SUBDIVISION ITEM NO.: 15 CONT FILE NO.: Z -4410-B There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 15. NAME: Highway 10 Condominiums Revised Long -form PD -R LOCATION: located on Cantrell Road, just west of Pleasant Ridge Road Planninq Staff Comments: Z -441 0-B 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide the total height of the building in the general notes section of the proposed site plan. Also include the total number of floors for the structures, including garage area. 3. Provide the future plans for the area to the east indicated as a separate tract. 4. Provide the number of units proposed per phase. 5. Provide building elevations for the proposed development including construction materials. 6. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. 7. Provide details of the proposed grading activities to take place on the site including a schedule for grading. Will the grading be phased with the building construction? 8. Provide details of the retaining wall height. Variance/Waivers: Public Works Conditions: 1. Highway 10 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. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. A grading permit in accordance with Section 29-186 (c) and (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. A variance is required to be obtained for grading and clearing that portion of the property where construction is not imminent. 5. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 6. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2 - Item # 15 15 foot vertical terraces) is permitted however additional development areas may be constructed a minimum of 150 feet in width at a slope no more than 8 percent. A maximum 30 feet of fill or excavation may again be utilized. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Extra erosion control measures should be installed because this property drains into Piedmont Pond. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on the east must be removed due to insufficient distance from the western driveway. The circle driveway should be at a 90 degree angle with Highway 10. The gate and entrance driveway should be configured to provide vehicles not allowed to enter sufficient space to turnaround without backing up. 10. Widening of 10 feet is required to provide for a left turn lane from Highway 10. Contact Bill Henry in Traffic Engineering at 379-1816 for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener: No comment received. AT & T: No comment received. Central Arkansas 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. Please submit two 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. Gates must maintain a minimum opening of 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. Count r_Planning: No comment. CATH: The site is located on CATA Bus Route #25 the Highway 10 Express Route. Item # 15 Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Revised Long form PD -R to amend a previously approved Planned Residential Development to now allow the placement of 200 units of condominium housing as opposed to an apartment development on the 12.98 acre site. The request does not require a change to the Land Use Plan. Master Street Pian: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, ll, or III Bikeways are not in the immediate vicinity of the development. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The infrastructure goal states a need for sidewalks on Cantrell Road from North Rodney Parham to Highway 300. They also ask that developers be required to install underground utilities on all new developments. Landscape.. 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 3. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 4. The plan appears to meet the minimum land use and street buffer requirements. 5. Berming is encouraged along Scenic Highway 10. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised platlplan. Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 15