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HomeMy WebLinkAboutZ-4841-E Staff AnalysisFILE NO.: Z -4841-E NAME: Chenal Lofts High-rise Multifamily — Conditional Use Permit LOCATION: 15401 Chenal Parkway (SE corner of Wellington Hills and Chenal Parkway) OWNER/APPLICANT: Winrock Development/Panther Branch, LLC; White-Daters Engineers PROPOSAL: A conditional use permit is requested to allow for the development of high-rise multifamily on this 0-2 zoned, 13.49 acre tract. 2 SITE LOCATION: The site is located on the south side of Chenal Parkway (north side of Kanis Road), east of the southeast corner of Chenal Parkway and Wellington Hills. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning, where the uses transition from the single family neighborhood to the east to the commercial development located around the Chenal/Kanis/Wellington intersection. Commercial uses and commercially zoned properties extend to the west and across the Parkway to the north. The PCD zoned property to the south is being developed as an expansion of an existing mini -warehouse development with an area for future office development fronting onto Kanis Road. Staff believes the proposed development is compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place, Kanis Creek and Spring Valley Manor Neighborhood Associations. As of this writing, staff has received numerous phone calls and letters both in opposition and support. 3. ON SITE DRIVES AND PARKING: Access to the site is via single driveways onto Chenal Parkway and Kanis Road. The driveway onto Chenal Parkway is described as the main access and the Kanis Driveway is described as the secondary access. A total of 294 units are proposed, requiring 441 parking spaces (1.5 space per unit). A total of 577 parking spaces are proposed. 45 spaces are in garages within the first floor of the building with a second parking lot space stacked behind each garage. 36 spaces are in garage structures FILE NO.: Z -4841-E Cont. scattered around the site. Each garage structure contains 6 spaces. Additional unenclosed carport structures are also located around the site. The 13 proposed carport structures cover 92 parking spaces. Both entry points are gated. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements and the Chenal Design Overlay District 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 adjacent property to east is zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-102. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. PUBLIC WORKS COMMENTS: 1 Chenal Parkway 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. Kanis Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2 FILE NO.: Z -4841-E (Cont. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Rd including 5 -foot sidewalks with planned development. The new back of curb should be located 29.5 ft. from centerline. A left turn lane should be striped. Additional paving maybe required for required turn lane tapers. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5 -foot sidewalks with planned development. The new back of curb should be placed to provide 3 - 11 ft. lanes. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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) 379-1805 (Travis Herbner). 7. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 9. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the POA, developer and/or landowner to maintain. 10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 12. The minimum Finish Floor elevation of at least 1 ft. above the base flood elevation is required to be shown on plat and grading plans. 13. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 14. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 3 FILE NO.: Z -4841-E Cont.) 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 16. 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. 17. 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 at 371-4646 for more information. No dumpsters are shown on plan for both regular trash and recyclables. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Capacity Contribution Fee Review required. Entergy: Entergy does not object to this proposal. There are no apparent conflicts with existing Entergy facilities for this development. However, care should be used for the entrance and exit drives as there are three phase overhead power lines on the south side of Chenal Parkway and on the north side of Kanis for this property. Make sure that proper ground clearance is maintained to road surfaces and equipment as these are constructed. Contact Entergy in advance to determine electrical service requirements and locations due to this proposal. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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 Little Rock Fire Department is required. 4 FILE NO.: Z -4841-E (Cont. 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement 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. Fire Department: Full Plan review 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. 5 FILE NO.: Z -4841-E (Cont. 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. Loadin 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 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. 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. 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 L FILE NO.: Z -4841-E (Cont. 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 allows 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. Multi -Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling 7 FILE NO.: Z -4841-E (Cont_ units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Buildina Codes: 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, contact a commercial plans examiner: Note: A meeting is suggested to review code issues before plans are drawn. Curtis Richey at 501.371.4724; cricheye. Iittlerock. or or Mark Alderfer at 501.371.4875; malderfer(cDlittlerock.or . County Planning: No comment. Rock Region METRO: a) Location is not currently served by METRO however it is on our future planning for service via the West Little Rock Express route. A key component of transit is to serve large multi -family developments which tend to attract seniors and young adults who may view car ownership as nonessential. The development plans show no pedestrian infrastructure what so every for access to the street where transit serves residents. Large swaths of parking area creates barriers to that access where seniors maybe intimidated by drivers while walking. We urge the developers to reconsider pedestrian and bicycle connectivity in their design plans for both major street fronts on Kanis Rd. and Chenal Parkway as well as local shopping centers such as Kroger. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 2, 2015) Brian Dale was present, representing the application. Mr. Dale gave a brief description of the proposed apartment project. He stated that the number of units would be 294, and amended the application accordingly. He provided a revised site plan, building elevations and typical unit floor plans to the Committee. He explained that the revised plan showed detached garages and garage within the proposed apartment building. He also explained that the revised site plan showed a trash compactor area. �:3 NO.: Z -4841-E (Cont. The Public Works requirements were briefly discussed. Vince Floriani, of Public Works, discussed the required street improvements. The issue of sidewalks was briefly discussed. The Rock Region Metro comments were also briefly discussed. Kathleen Lambert, of Rock Region Metro, explained that the property was within Rock Region Metro's future planning area. The landscape requirements were discussed. Tracy Spillman, of the Planning staff, briefly discussed the general landscape requirements for the project. After the discussion, the Committee forwarded the application to the full Commission for final action. TAFF ANALYSIS: A conditional use permit is requested to allow for construction of a high-rise multifamily development on this 0-2 zoned, 13.49± acre tract. An existing nonresidential building occupies a small portion of the south side of the site. The remainder of the site is wooded. Part of it appears to have been cleared several years ago and allowed to grow back. In the 0-2 Office and Institutional District, "high-rise multifamily at a density not greater than thirty (30) units per gross acre" is listed as a conditional use. High-rise multifamily is defined by the Code as any structure housing residential units (public or private) which exceeds a height of thirty-five (35) feet." The 0-2 zoning district is a site plan review district and all properties in this district are to be developed under a site plan submitted to and approved by the Planning Commission. The site plan review is a component of the Commission's review of the conditional use permit. The proposed development is to contain 294 units; 176 one bedroom units, 103 two bedroom units and 15 three bedroom units. The density proposed is 21.79 units per acre. The proposed building coverage is 24%. The 0-2 zoning district has an aggregate building coverage limit of 40%. The proposed four story building has a height of 63 feet. The 0-2 district has a building height allowance of 45 feet. The Planning Commission may approve building heights of up to 120 feet in 0-2 under the following rule: one foot may be added to the height of the building for each additional foot that the building is set back from the required setback lines. 0-2 has a required setback from all property lines of 25 feet. The proposed building has a setback of 105 feet from the north property line, 100 feet from the south, 145 from the west and 215 feet from the east. At a minimum the building is setback 75 feet beyond the required 25 foot setback, easily allowing for the proposed additional 18 feet in building height. 7 FILE NO., Z -4841-E (Cont. The proposed building will be built around two courtyards that will contain amenities such as swimming pool with cabanas, outdoor grills, bocce ball courts and outdoor fire places. The exterior of the building will be composed of masonry, hardie wood and stucco materials with a pitched, shingled roof. The architect's rendering indicates several tower elements, one of which extends above the building's roof line. The building contains 45 direct garages with access off of the parking lot. A single parking space is indicated behind each garage space. Each of the stacked spaces will be assigned to the tenant who has the corresponding garage. Signage consists of a single ground -mounted sign on each street frontage and a single wall sign on the north and south facades of the building. The ground sign on the Chenal frontage is a monument sign with a maximum height of 8 feet and a maximum area of 100 square feet, as allowed by the Chenal/Financial Center Design Overlay District. The ground sign on the Kanis frontage is a monument sign with a maximum height of 6 feet and a maximum area of 64 square feet, as allowed in the 0-2 zoned district. All site lighting will be low-level and directional, aimed downward into the site. The dumpster/recycling collection area will be fully screened on all sides to comply with code. A 6 foot tall opaque fence will be placed on the east and west perimeters of the site. A 6 foot tall metal (wrought iron or metal) fence will be placed on the street perimeters on the north and south. Both entries will be gated. Perimeter buffers comply with code requirements. The applicant has indicated a 60 foot landscaped buffer on the east perimeter, 35 feet of which are indicated as undisturbed. The code requires a 50 foot buffer in this case, 35 feet of which are to be undisturbed. The architect's rendering indicated a dog park area to be located at the southeast corner of the site, adjacent to an office development. Due to the proximity of the residential neighborhood to the east, staff has suggested moving the dog park area to the west side of the development, adjacent to C-3 zoned property. The applicant has responded to the issues raised at Subdivision Committee, as noted above. No variances are requested. The applicant has provided the sight distance letter requested by Public Works. They have withdrawn their requested waiver for stormwater detention. Detention will be provided on site, as required. There is no bill of assurance for this acreage tract. Staff is supportive of the proposal. The property is located in an area of mixed uses and zoning, where the uses transition from the single family neighborhood to the east to the commercial developments located around the Chenal/Kanis/Wellington intersection. Commercial uses and commercially zoned properties extend to the west and across the Parkway to the north. The PCD property to the south is being developed as an expansion of an existing mini -warehouse development with an 10 FILE NO.: Z -4841-E Cont. area for future office development fronting onto Kanis Road. The proposed building is located over 200 feet from the neighborhood to the east, with screening and buffer on the development's eastern perimeter. The property fronts onto two arterial streets. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting is to be low-level and directional, shielded downward into the site. 3. Dumpster and recycling container service hours are to be limited to 7:00 a.m. — 6:00 p.m., Monday — Friday. 4. The proposed dog park is to be located on the western side of the development. PLANNING COMMISSION ACTION: (MARCH 10, 2016) The applicants were present. There were several (30+/-) objectors present. Many letters and e-mails of support and opposition had been received by staff and forwarded to the commissioners. Staff informed the commission that several phone calls from persons in opposition had been received. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Lucas Hargraves, representing the applicant, addressed the commission. He stated the project was needed as there had not been any new multifamily developed in this area since 2008. He stated the area needed a diversity of housing options. Mr. Hargraves made reference to the letters of support. He showed a list of businesses that had opened within a mile of this site since 2011 and said people wanted to live near where they work. Mr. Hargraves stated the site was perfect from a traffic standpoint, as it fronted on two arterial streets. He said the apartment traffic would primarily use Chenal Parkway for access. Mr. Hargraves stated there would be a sixty (60) foot buffer on the east perimeter and the building was set back two -hundred (200) feet from the residences to the east. He presented a graphic indicating the finished elevation of the apartment site in relation to the homes to the east, indicating that the roof line of the apartment building was roughly the same as the roof line of the homes to the east. Mr. Hargraves said the proposed apartments were an ideal transition 11 FILE NO.: Z -4841-E Cont. from the single family to the commercial uses. He stated the developers were not maximizing the property as the apartment building was less development than what could be done under the 0-2 zoning. He stated they had held two neighborhood meetings and three (3) persons attended the first meeting and sixteen -seventeen (16-17) attended the second. He said they had also met individually with some area residents. Doug Akin, of 14605 Woodcreek Dr., addressed the commission in opposition. He said he had moved to his home 24 years ago. He stated he thought an office development would be more compatible with the neighborhood than the multifamily. He said this site was the wrong place for this density. Mr. Akin said Kanis Road would not be widened west of Gamble Road for many years. He referenced the proposed Kanis Road design overlay district. Jena McDonnell, of 114 Secluded Circle, addressed the commission in opposition. She said she was a member of the group working on the Kanis DOD. She said Kanis was designated as a scenic corridor. She presented a map and spoke of the various densities of the multifamily developments in the general area. She described some as being "mega density." Ms. McDonnell said the conditional use review was to determine if a proposed use was appropriate for a site. She urged the commission to reject the proposal and to tell the developers to work with the neighbors. Chris Gregurek, of 14615 Woodcreek Drive, spoke in opposition. He said he and his wife had circulated the petition of opposition that had been delivered to the commissioners. He said that while the 0-2 district does allow high-rise multifamily as a conditional use, the purpose and intent of the district does not seem to support that use. It said it was not a low intensity use and all the trees would be cut from the site. Mr. Gregurek expressed concern about possible future negative impact. He showed a photograph taken of his son standing thirty-five (35) feet from his rear property line and said it indicated that the proposed buffer was insufficient. He also expressed his concerns about site lighting, traffic and possible impact on future sales of homes in the neighborhood. In response to his request, approximately thirty (30) persons stood to indicate their opposition to the item. Linda Collins, of 23 Kanis Creek Place, spoke in opposition. She voiced concerns about traffic and the condition of the Kanis Road. She spoke of the neighborhood she grew up in, on Poinsettia Street, and said that neighborhood had held it value because no apartments had been built in the neighborhood. She asked the commission to consider the long-term impact on the neighborhood as the apartments age. Alvin Weintraub, of 13809 Fern Valley Drive, spoke in opposition. He said he had observed the development of multifamily along Bowman Road. He voiced concern about noise, light and the lack of proper infrastructure. He said there were three -thousand (3,000) apartments in a three (3) mile area around this site. `FJ FILE NO.: Z -4841 - Lucas Hargraves responded that this site was three (3) miles from the development on Bowman Road. He said all visitors to this site would use the Chenal entrance and there would be no stacking onto the street. Mr. Hargraves stated eighty (80) percent of the site's traffic would be on Chenal. He said Ernie Peters had prepared a trip generation study showing this project would generate two -thousand (2,000) trips per day and a modest three (3) story office building would generate twice that number of trips per day. Mr. Hargraves said a larger, taller office building would generate even more traffic. He referred to a letter submitted by Landscape Architect Sally Horsey in which she recommended planting specific evergreen variety trees at fifteen (15) foot center staggered along the edge of the existing trees of the thirty-five (35) foot buffer within the twenty-five (25) foot sloped area between the existing trees and the retaining wall. He said the developer agreed to comply with that suggestion. He showed a cross section of the site indicating the line of sight from the homes to the proposed building. He concluded by stating this site would not remain undeveloped and they believed this was the highest and best use of the property. He stated this was a good transitional use and a diversity of housing options was needed in the area. . Commissioner Laha commented that the neighborhood shouldn't worry too much about traffic being a problem. Chair Dillon commented that the site was going to be developed and any development would have traffic. She said Little Rock had changed and would continue to do so. Commissioner May commented that there probably was not a more anti -apartment person on the commission than him and he had observed the development of the apartments on Reservoir Road. He told the neighbors that they might get another development that would be more impactful than the proposed apartments. He said the traffic impact is not the same as on Bowman Road. Vice -chair Berry stated he supported the proposal and the commission does care about the neighborhood. He presented a power point in which he showed the housing needs in proximity to the area's major commercial districts. He showed the reduction in the number of new single family residences being built and said the single family housing market was moribund. Vice -chair Berry said forty-five (45) percent of Little Rock households were renters and new single family developments can lead to sprawl issues. In response to a question from Commissioner Bubbus, Mike Hood of Public Works stated there was currently no funding to improve Kanis Road west of Gamble Road. It said it could possibly be funded in 2019. Commissioner Bubbus stated there was a need for a diversity of housing options. He noted the high cost of multifamily rental rates in the area. 13 FILE NO.: Z -4841-E (Cont. There being no further discussion, a motion was made to approve the application, including all staff comments and conditions. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. 14 March 10, 2016 ITEM NO.: 4 FILE NO.: Z -4841-E NAME: Chenal Lofts High-rise Multifamily — Conditional Use Permit LOCATION- 15401 Chenal Parkway (SE corner of Wellington Hills and Chenal Parkway) OWNER/APPLICANT: Winrock Development/Panther Branch, LLC; White-Daters Engineers PROPOSAL: A conditional use permit is requested to allow for the development of high-rise multifamily on this 0-2 zoned, 13.49 acre tract. 1. SITE LOCATION The site is located on the south side of Chenal Parkway (north side of Kanis Road), east of the southeast corner of Chenal Parkway and Wellington Hills. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning, where the uses transition from the single family neighborhood to the east to the commercial development located around the Chenal/Kanis/Wellington intersection. Commercial uses and commercially zoned properties extend to the west and across the Parkway to the north. The PCD zoned property to the south is being developed as an expansion of an existing mini -warehouse development with an area for future office development fronting -onto Kanis Road. Staff believes the proposed development is compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place, Kanis Creek and Spring Valley Manor Neighborhood Associations. As of this writing, staff has received numerous phone calls and letters both in opposition and support. 3. ON SITE DRIVES AND PARKING: Access to the site is via single driveways onto Chenal Parkway and Kanis Road. The driveway onto Chenal Parkway is described as the main access and the Kanis Driveway is described as the secondary access. A total of 294 units are proposed, requiring 441 parking spaces (1.5 space per unit). A total of 577 parking spaces are proposed. 45 spaces are in garages within the first floor of the building with a second parking lot space March 10, 2016 ITEM NO.: 4(Cont.)FILE NO.- Z -4841-E stacked behind each garage. 36 spaces are in garage structures scattered around the site. Each garage structure contains 6 spaces. Additional unenclosed carport structures are also located around the site. The 13 proposed carport structures cover 92 parking spaces. Both entry points are gated. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements and the Chenal Design Overlay District 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 adjacent property to east is zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-102. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. PUBLIC WORKS COMMENTS: Chenal Parkway 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. Kanis Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4 March 10, 2016 ITEM NO.: 4 Cont. FILE NO.: Z -4841-E 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Rd including 5 -foot sidewalks with planned development. The new back of curb should be located 29.5 ft. from centerline. A left turn lane should be striped. Additional paving maybe required for required turn lane tapers. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5 -foot sidewalks with planned development. The new back of curb should be placed to provide 3 - 11 ft. lanes. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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) 379-1805 (Travis Herbner). 7. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 9. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the POA, developer and/or landowner to maintain. 10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 12. The minimum Finish Floor elevation of at least 1 ft. above the base flood elevation is required to be shown on plat and grading plans. 13. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 14. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 3 March 10, 2016 ITEM NO.: 4(Cont.)FILE NO.: Z -4841-E 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 16. 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. 17. 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 at 371-4646 for more information. No dumpsters are shown on plan for both regular trash and recyclables. 6 UTILITY, FIRE DEPT. AND LATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Capacity Contribution Fee Review required. Entergy: Entergy does not object to this proposal. There are no apparent conflicts with existing Entergy facilities for this development. However, care should be used for the entrance and exit drives as there are three phase overhead power lines on the south side of Chenal Parkway and on the north side of Kanis for this property. Make sure that proper ground clearance is maintained to road surfaces and equipment as these are constructed. Contact Entergy in advance to determine electrical service requirements and locations due to this proposal. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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 Little Rock Fire Department is required. CI March 10, 2016 ITEM NO.: 4 Cont.) FILE NO.: Z -4841-E 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement 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. Fire Department: Full Plan review 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. 5 March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z--484 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. Loadin�}c 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 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. 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. 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 0 March 10, 2016 ITEM NO.: 4 Cont. FILE NO. Z -4841-E 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 allows 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. Multi -Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 III March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z -4841-E As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Buildin Codes.- Project odes: 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, contact a commercial plans examiner: Note: A meeting is suggested to review code issues before plans are drawn. Curtis Richey at 501.371.4724; crichey(c-D.1ittierock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.orq. County Planning: No comment. Rock Region METRO: a) Location is not currently served by METRO however it is on our future planning for service via the West Little Rock Express route. A key component of transit is to serve large multi -family developments which tend to attract seniors and young adults who may view car ownership as nonessential. The development plans show no pedestrian infrastructure what so every for access to the street where transit serves residents. Large swaths of parking area creates barriers to that access where seniors maybe intimidated by drivers while walking. We urge the developers to reconsider pedestrian and bicycle connectivity in their design plans for both major street fronts on Kanis Rd. and Chenal Parkway as well as local shopping centers such as Kroger. 0 March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z -4841-E SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 2, 2015) Brian Dale was present, representing the application. Mr. Dale gave a brief description of the proposed apartment project. He stated that the number of units would be 294, and amended the application accordingly. He provided a revised site plan, building elevations and typical unit floor plans to the Committee. He explained that the revised plan showed detached garages and garage within the proposed apartment building. He also explained that the revised site plan showed a trash compactor area. The Public Works requirements were briefly discussed. Vince Floriani, of Public Works, discussed the required street improvements. The issue of sidewalks was briefly discussed. The Rock Region Metro comments were also briefly discussed. Kathleen Lambert, of Rock Region Metro, explained that the property was within Rock Region Metro's future planning area. The landscape requirements were discussed. Tracy Spillman, of the Planning staff, briefly discussed the general landscape requirements for the project. After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a high-rise multifamily development on this 0-2 zoned, 13.49± acre tract. An existing nonresidential building occupies a small portion of the south side of the site. The remainder of the site is wooded. Part of it appears to have been cleared several years ago and allowed to grow back. In the 0-2 Office and Institutional District, "high-rise multifamily at a density not greater than thirty (30) units per gross acre" is listed as a conditional use. High-rise multifamily is defined by the Code as "any structure housing residential units (public or private) which exceeds a height of thirty-five (35) feet." The 0-2 zoning district is a site plan review district and all properties in this district are to be developed under a site plan submitted to and approved by the Planning Commission. The site plan review is a component of the Commission's review of the conditional use permit. The proposed development is to contain 294 units; 176 one bedroom units, 103 two bedroom units and 15 three bedroom units. The density proposed is 21:79 units per acre. The proposed building coverage is 24%. The 0-2 zoning we March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z -4841-E district has an aggregate building coverage limit of 40%. The proposed four story building has a height of 63 feet. The 0-2 district has a building height allowance of 45 feet. The Planning Commission may approve building heights of up to 120 feet in 0-2 under the following rule: one foot may be added to the height of the building for each additional foot that the building is set back from the required setback lines. 0-2 has a required setback from all property lines of 25 feet. The proposed building has a setback of 105 feet from the north property line, 100 feet from the south, 145 from the west and 215 feet from the east. At a minimum the building is setback 75 feet beyond the required 25 foot setback, easily allowing for the proposed additional 18 feet in building height. The proposed building will be built around two courtyards that will contain amenities such as swimming pool with cabanas, outdoor grills, bocce ball courts and outdoor fire places. The exterior of the building will be composed of masonry, hardie wood and stucco materials with a pitched, shingled roof. The architect's rendering indicates several tower elements, one of which extends above the building's roof line. The building contains 45 direct garages with access off of the parking lot. A single parking space is indicated behind each garage space. Each of the stacked spaces will be assigned to the tenant who has the corresponding garage. Signage consists of a single ground -mounted sign on each street frontage and a single wall sign on the north and south facades of the building. The ground sign on the Chenal frontage is a monument sign with a maximum height of 8 feet and a maximum area of 100 square feet, as allowed by the Chenal/Financial Center Design Overlay District. The ground sign on the Kanis frontage is a monument sign with a maximum height of 6 feet and a maximum area of 64 square feet, as allowed in the 0-2 zoned district. All site lighting will be low-level and directional, aimed downward into the site. The dumpster/recycling collection area will be fully screened on all sides to comply with code. A 6 foot tall opaque fence will be placed on the east and west perimeters of the site. A 6 foot tall metal (wrought iron or metal) fence will be placed on the street perimeters on the north and south. Both entries will be gated. Perimeter buffers comply with code requirements. The applicant has indicated a 60 foot landscaped buffer on the east perimeter, 35 feet of which are indicated as undisturbed. The code requires a 50 foot buffer in this case, 35 feet of which are to be undisturbed. The architect's rendering indicated a dog park area to be located at the southeast corner of the site, adjacent to an office development. Due to the proximity of the 10 March 10, 2016 ITEM NO.: 4 (Cont. FILE NO.: Z -4841-E residential neighborhood to the east, staff has suggested moving the dog park area to the west side of the development, adjacent to C-3 zoned property. The applicant has responded to the issues raised at Subdivision Committee, as noted above. No variances are requested. The applicant has provided the sight distance letter requested by Public Works. They have withdrawn their requested waiver for stormwater detention. Detention will be provided on site, as required. There is no bill of assurance for this acreage tract. Staff is supportive of the proposal. The property is located in an area of mixed uses an.d zoning, where -the uses transition from the single family neighborhood to the east to the commercial developments located around the Chenal/Kanis/Wellington intersection. Commercial uses and commercially zoned properties extend to the west and across the Parkway to the north. The PCD property to the south is being developed as an expansion of an existing mini -warehouse development with an area for future office development fronting onto Kanis Road. The proposed building is located over 200 feet from the neighborhood to the east, with screening and buffer on the development's eastern perimeter. The property fronts onto two arterial streets. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1 Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting is to be low-level and directional, shielded downward into the site. 3_ Dumpster and recycling container service hours are to be limited to 7:00 a.m. — 6:00 p.m., Monday — Friday. 4. The proposed dog park is to be located on the western side of the development. PLANNING COMMISSION ACTION: (MARCH 10, 2016) The applicants were present. There were several (30+/-) objectors present. Many letters and e-mails of support and opposition had been received by staff and forwarded to the commissioners. Staff informed the commission that several phone calls from persons in opposition had been received. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. 11 March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z -4841 - Lucas Hargraves, representing the applicant, addressed the commission. He stated the project was needed as there had not been any new multifamily developed in this area since 2008. He stated the area needed a diversity of housing options. Mr. Hargraves made reference to the letters of support. He showed a list of businesses that had opened within a mile of this site since 2011 and said people wanted to live near where they work. Mr. Hargraves stated the site was perfect from a traffic standpoint, as it fronted on two arterial streets. He said the apartment traffic would primarily use Chenal Parkway for access. Mr. Hargraves stated there would be a sixty (60) foot buffer on the east perimeter and the building was set back two -hundred (200) feet from the residences to the east. He presented a graphic indicating the finished elevation of the apartment site in relation to the homes to the east, indicating that the roof line of the apartment building was roughly the same as the roof line of the homes to the east. Mr. Hargraves said the proposed apartments were an ideal transition from the single family to the commercial uses. He stated the developers were not maximizing the property as the apartment building was less development than what could be done under the 0-2 zoning. He stated they had held two neighborhood meetings and three (3) persons attended the first meeting and sixteen -seventeen (16-17) attended the second. He said they had also met individually with some area residents. Doug Akin, of 14605 Woodcreek Dr., addressed the commission in opposition. He said he had moved to his home 24 years ago. He stated he thought an office development would be more compatible with the neighborhood than the multifamily. He said this site was the wrong place for this density. Mr. Akin said Kanis Road would not be widened west of Gamble Road for many years. He referenced the proposed Kanis Road design overlay district. Jena McDonnell, of 114 Secluded Circle, addressed the commission in opposition. She said she was a member of the group working on the Kanis DOD. She said Kanis was designated as a scenic corridor. She presented a map and spoke of the'various densities of the multifamily developments in the general area. She described some as being "mega density." Ms. McDonnell said the conditional use review was to determine if a proposed use was appropriate for a site. She urged the commission to reject the proposal and to tell the developers to work with the neighbors. Chris Gregurek, of 14615 Woodcreek Drive, spoke in opposition. He said he and his wife had circulated the petition of opposition that had been delivered to the commissioners. He said that while the 0-2 district does allow high-rise multifamily as a conditional use, the purpose and intent of the district does not seem to support that use. It said it was not a low intensity use and all the trees would be cut from the site. Mr. Gregurek expressed concern about possible future negative impact. He showed a photograph taken of his son standing 12 March 10, 2016 ITEM NO.- 4 (Cont. FILE NO.: Z -4841-E thirty-five (35) feet from his rear property line and said it indicated that the proposed buffer was insufficient. He also expressed his concerns about site lighting, traffic and possible impact on future sales of homes in the neighborhood. In response to his request, approximately thirty (30) persons stood to indicate their opposition to the item. Linda Collins, of 23 Kanis Creek Place, spoke in opposition. She voiced concerns about traffic and the condition of the Kanis Road. She spoke of the neighborhood she grew up in, on Poinsettia Street, and said that neighborhood had held it value because no apartments had been built in the neighborhood. She asked the commission to consider the long-term impact on the neighborhood as the apartments age. Alvin Weintraub, of 13809 Fern Valley Drive, spoke in opposition. He said he had observed the development of multifamily along Bowman Road. He voiced concern about noise, light and the lack of proper infrastructure. He said there were three -thousand (3,000) apartments in a three (3) mile area around this site. Lucas Hargraves responded that this site was three (3) miles from the development on Bowman Road. He said all visitors to this site would use the Chenal entrance and there would be no stacking onto the street. Mr. Hargraves stated eighty (80) percent of the site's traffic would be on Chenal. He said Ernie Peters had prepared a trip generation study showing this project would generate two -thousand (2,000) trips per day and a modest three (3) story office building would generate twice that number of trips per day. Mr. Hargraves said a larger, taller office building would generate even more traffic. He referred to a letter submitted by Landscape Architect Sally Horsey in which she recommended planting specific evergreen variety trees at fifteen (15) foot center staggered along the edge of the existing trees of the thirty-five (35) foot buffer within the twenty-five (25) foot sloped area between the existing trees and the retaining wall. He said the developer agreed to comply with that suggestion. He showed a cross section of the site indicating the line of sight from the homes to the proposed building. He concluded by stating this site would not remain undeveloped and they believed this was the highest and best use of the property. He stated this was a good transitional use and a diversity of housing options was needed in the area. . Commissioner Laha commented that the neighborhood shouldn't worry too much about traffic being a problem. Chair Dillon commented that the site was going to be developed and any development would have traffic. She said Little Rock had changed and would continue to do so. 13 March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z -4841-E Commissioner May commented that there probably was not a more anti -apartment person on the commission than him and he had observed the development of the apartments on Reservoir Road. He told the neighbors that they might get another development that would be more impactful than the proposed apartments. He said the traffic impact is not the same as on Bowman Road. Vice -chair Berry stated he supported the proposal and the commission does care about the neighborhood. He presented a power point in which he showed the housing needs in proximity to the area's major commercial districts. He showed the reduction in the number of new single family residences being built and said the single family housing market was moribund. Vice -chair Berry said forty-five (45) percent of Little Rock households were renters and new single family developments can lead to sprawl issues. In response to a question from Commissioner Bubbus, Mike Hood of Public Works stated there was currently no funding to improve Kanis Road west of Gamble Road. It said it could possibly be funded in 2019. Commissioner Bubbus stated there was a need for a diversity of housing options. He noted the high cost of multifamily rental rates in the area. There being no further discussion, a motion was made to approve the application, including all staff comments and conditions. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. 0