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HomeMy WebLinkAboutZ-4807-Q Staff AnalysisSeptember 20, 2018 ITEM NO.: D FILE NO.: Z-4807-Q NAME: New Hampton Astoria Residential Apartments Long -form PD-R LOCATION: Located North of Chenal Valley Drive on the Northeast corner of Chenal Valley Drive and Gordon Road. DEVELOPER: Premiere Construction Solutions of Rock City, LLC P.O. Box 1009 Bryant, AR 72089 OWNER/AUTHORIZED AGENT: Shabbir Dharamsey, MD, CEO, (Purchase Agreement) Smith and Goodson, Agent SURVEYOR. Smith and Goodson, PLLC 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 21.3-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 — Chenal Valley CENSUS TRACT: 42.13 CURRENT ZONING: MF-12, Multi -family 12 units per acre ALLOWED USES: Multi -family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi -family 14.64-units per acre VARIANCEMMAIVERS: A variance from the Land Alteration Ordinance to allow grading of all phases with the development of the first phase. The applicant submitted a request for deferral of this item to staff on July 25, 2018. The applicant is requesting the item be deferred to the Commission's September 20, 2018, public hearing. The applicant has indicated additional time is needed to address staff's concerns related to the proposed site plan. Staff is supportive of the deferral request. September 20, 2018 SUBDIVISION ITEM NO.: D Cont. Z-4807-0 PLANNING COMMISSION ACTION: (AUGUST 9, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request for deferral of this item on July 25, 2018. Staff stated the applicant was requesting the item be deferred to the Commission's September 20, 2018, public hearing. Staff stated the applicant had indicated additional time was needed to address staff's concerns related to the proposed site plan. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated September 6, 2018, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 6, 2018, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. K ITEM NO.: 8. Z-4807-Q NAME: New Hampton Astoria Residential Apartments Long -form PD-R LOCATION: located North of Chenal Valley Drive on the Northeast corner of Chenal Valley Drive and Gordon Road. Plan iing Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 25, 2018. The Office of Planning and Development must receive the proof of notice no later than August 3, 2018. 2. Provide elevations for the proposed buildings. Provide a line of sight from Chenal Valley Drive through the site. 3. Provide the maximum building height proposed for the buildings. 4. Provide details of the proposed construction materials of the development. 5. Provide the location and materials of any/all perimeter fencing. Indicate the location, total height and construction materials for the proposed fencing. 6. Provide details of any proposed signage. Indicate the location of any proposed ground signage. Indicate the total height and total sign area. Indicate the location of any proposed building signage. 7. Provide the dumpster locations and note on the site plan the hours of dumpster service. Staff recommends the service hours be limited to 7 am to 6 pm Monday through Friday. 8. The density is calculated by the overall land area. The cover letter indicates the developer has no intentions of developing the northern portion of the site and will donate this area. What is the acreage proposed for development and retention? The land area which will be retained is the area which the density will be calculated. If the owner retains the entire area the open space area is allowed to count in the overall density, otherwise the density will be somewhat higher than indicated. 9. If the area to the north is to be sold -off or dedicated to a different property owner provide proof the area will have legal and physical access. 10.The property is located in the Chenal Commercial District which requires design review approval from the Architectural Design Review Committee. Has application been made to the DRC and if so what is the status of the approval? Variance/Waivers: Land Alteration Variance request, wall height, grading of future phases, continuous wall without off -sets Engineering Comments: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. No more than 200 feet of terrace can be in a straight line and minimum of 10 foot curved ITEM NO.: 8. Z-4807-Q section, jog, or offset is required for each additional 200 feet of terrace. A variance must be requested to exceed the terrace length. Provide an illustration of the line of sight from Chenal Valley Drive to the north retaining wall. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to advance grade future phases with construction of Phase 1? 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. Stormwater detention ordinance applies to this property. Is detention provided by the Chenal Golf Course? 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 9. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall heights. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 11. No more than 200 feet of terrace can be in a straight line and minimum of 10 foot curved section, jog, or offset is required for each additional 200 feet of terrace. 12. Stormwater detention ordinance applies to this property. The engineer reports detention is provided by the Chenal Golf Course. 13.A direct connection of the pool discharge pipe with the municipal separate stormwater sewer system is prohibited. The discharge pipe should discharge into a natural vegetated area before entering the stormwater drainage system. 14.A connection should be made with the sidewalk to the east. 15. The plans refer to alternative driveway location. Staff will only make recommendations on the driveway locations shown on the plan. 16.All driveways shall be concrete aprons per City Ordinance. 17. Vegetation must be established on disturbed areas within 21 days of completion of the advanced grading activities. 18. Where will access be provided to the property created on the north side of the development? 19. The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow, m las ow littlerock.gov or 501.371.4646 for more information. ITEM NO.: 8. Z-4807-Q Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required, with easements if new sewer service is required for this project. Capacity fee analysis review required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There is an existing three phase, underground power line on the north side of Chenal Valley Drive in front of this property and a three phase, overhead power line on the west side of the property. Care should be used when digging or working around power lines. All required separations and clearances to power lines must be maintained during and after construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Enemy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter 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. Fire Department: 1. Full Plan Review — Maintain Access 2. 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. ITEM NO.: 8. Z-4807-Q 4 .,I 5 7 0 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. 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. 30' Tall Buildings - Maintain aerial fire apParatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official 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. ITEM NO.: 8. Z-4807-Q 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. 9. One- or Two -Family Residential Devela ments. 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: a. 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. b. 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. 10. 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. a. 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 b. 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 ITEM NO.: 8. Z-4807-Q roads regardless of whether they are equipped with an approved automatic sprinkler system 11. Fire Hydrants. Locate Fire Hydrants as pe Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: r Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process. This project will require fully developed Architectural, Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche (D_Iittlerock.aov Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The average depth of the lot is approximately 800 linear feet. A minimum forty-eight (48) foot street buffer is required between the property line and the Chenal Valley Drive right-of-way. The street buffer and minimum nine (9) perimeter planting strip between the parking areas and property line are deficient. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be one-half ('h) the full width requirement but in no case be required to exceed fifty (50) feet. The surrounding properties have a more restrictive zoning. The approximate average width of the lot is 1,000 feet. A minimum fifty (50) foot buffer will be required adjacent to the R-2 and PD-R zoned property. The vehicular use area encroaches into a portion of these buffers. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. In addition to the required screening, buffers are to be at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. A portion of the property to the north is zoned OS, no building or structure (principal or accessory) may be erected, no trees may be removed and no paving for wheeled vehicles will be allowed in this area. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. 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. ITEM NO.: 8. Z-4807-Q 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. 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). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments exceeding one hundred fifty (150) parking spaces. Interior islands must be a minimum seven and one half (7 112) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Transportation/Planning: � Rock Region Metro: The site is not located near a dedicated Rock Region Metro Route. Planning Division- This request is located Chenal Planning District. The Land Use Plan shows Residential High (RH) for this property. The Residential High (RH) category provides for multi -family at densities greater than 12 units per acre. The applicant has applied for a rezoning from MF-12 (Multi -family 12 units per acre) to PDR (Planned Development Residential) to allow the development of a [Multi -family development at a density of 14.64 units per acre. Master Street Plan: South of the Property is Chenal Valley Drive and it 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. The west side of the property is Gordon Road and it is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: A Class II Bike Lane is shown along Chenal Valley Drive. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 25, 2018.