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HomeMy WebLinkAboutZ-5758-C Staff AnalysisDecember 18, 2014 ITEM NO.- F FILE NO. NAME: Kanis Creek Apartments Long -form PD -R LOCATION: Located on the Northwest corner of Kanis and Pride Valley Roads DEVELOPER: Case and Associates c/o Stephen Giles 425 W Capitol Avenue, Suite 3200 Little Rock, AR 72201 ARCHITECT: Larry C. Kester 4200 East Skelly Drive, Suite 750 Tulsa, OK 74135 SURVEYOR: Blew and Associates Civil Engineers and Land Surveyors 524 W. Sycamore Street, Suite 4 Fayetteville, AR 72703 AREA: 12.95 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: VARIANCEIWAIVERS: BACKGROUND: NUMBER OF LOTS: 1 0-2, Office and Institutional Office .0 . 758-C FT. NEW STREET: 0 LF Multi -family at a density of 17.76 units per acre None requested. The site contains 12.63 -acres and is located on the northwest corner of Kanis Road and Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors December 18, 2014 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5758-C on August 16, 1994, rezoned the site from R-2, Single-family to 0-2, Office and Institutional. A proposal to allow the development of 142 -units (for a proposed density of 11.24 -units per acre) of condominium style housing under a horizontal property regime was proposed by a previous applicant but was withdrawn prior to the Commission considering the request at their December 7, 2006, public hearing. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The Kanis Creek Apartments planned zoning development is the next exciting multi -family development by Case and Associates and is located in a rapidly growing area of Little Rock. Case and Associates continues to 'set the bar' for superior multi -family developments and will again exceed the already high development requirements as set forth in the zoning ordinance of the City of Little Rock. Careful design considerations, i.e., building setbacks, orientation, density and configuration and topography and minimized negative impact to adjacent single-family residences. Development within the complex will be separated from abutting properties by a screening fence along the property boundaries. The land area is 12.95 -acres and the lot area is 11.02 -acres in size and located at the intersection of a minor arterial street (Kanis Road) and a collector street (Pride Valley Road) as designated on the Master Street Plan. In addition to the excellent arterial street access, the proposed development is located approximately 3.5 miles to direct access of Interstate 430 and 630. The Kanis Creek Apartments are currently zoned 0-2, Office and Institutional District and designated on the City's Future Land Use Plan as Suburban Office. The developer is proposing to construct a gated apartment community at this location. The apartments will be market rate, and contain a club house, swimming pool, garages, and court yard areas. The development is proposed to include 230 -units, with a various mix of one (1) and two (2) bedroom units contained in approximately twenty-two (22), two (2) and three (3) story wood frame buildings. Building exteriors are proposed to be a mixture of brick/stone veneer, cementious siding and asphalt roof shingles. The site plan includes the placement of garages and open parking. Seventy-eight (78) garages are proposed and 331 -open parking spaces for a total of 409 -parking spaces. B. EXISTING CONDITIONS: The site is a wooded Extraterritorial Planning the City of Little Rock site located outside the City Jurisdiction. The applicant to receive sewer service for 7 limits but within the City's is proposing annexation to the proposed development December 18, 2014 SUBDIVISION ITEM NO.- F (Cont. FILE NO.: Z -5758-C prior to construction of the new apartment units. The site is heavily wooded. Kanis Road is located along the northern boundary and Pride Valley Road is located along the southern boundary. Kanis and Pride Valley Roads are both unimproved roadways with open ditches for drainage. There is a single-family subdivision located across Pride Valley Road. To the south of this site is a mini - warehouse development and newly developing office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road 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. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 -feet from centerline will be required. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Pride Valley Road. Right-of-way should be dedicated for Pride Valley Road to be realigned to intersect Kanis Road at a perpendicular angle. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping and tapers should be provided for left turn lane into the facility. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5 -foot sidewalks with the planned development. The new back of curb on Pride Valley Road should be located 18 feet from centerline to provide a total 36 feet street section. The eastern portion of Pride Valley Road should be reconstructed to intersect with Kanis Road at a right angle. 6. 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 pians must be 3 December 18, 2014 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5758-C submitted and approved prior to the start of construction. Is the construction of the apartments planned to be phased? If so, is an advanced grading variance requested to advance grade the entire site with construction of Phase 1? 7. Provide a Sketch Grading and Drainage Plan for the site per Section 29-18(e). 8, Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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. 10. A portion of the property appears to be within the 100 -year floodplain on the proposed Pulaski County FIRMS. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 if the FIRMs are adopted prior to construction and the property is annexed into City of Little Rock. 11. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 14. Driveway locations and widths may not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Is the south driveway proposed for emergency access? Will the driveway provide any additional access? Show the locations of driveways on the east side of Kanis Road. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway and intersection(s) comply with 2004 AASHTO Green Book standards. 16. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, 501.379.1805, Travis Herbner, for more information. 17. 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. 4 December 18, 2014 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5758-C 18. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 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 at 501.371.4646 for more information. 20. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The developer must seek annexation to the City of Little Rock to receive sewer service. Contact Little Rock Wastewater Utility for additional information concerning any sewer main extension and/or necessary easements. Enter : Entergy has no objection. 3-phase power line runs along the south side of Kanis Road and the North side of Pride Valley Road which may need to be adjusted to accommodate the development. Contact Entergy well in advance for service requirements, line layout and easements. Center -Point Ener : 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. 5 December 18, 2014 SUBDIVISION ITEM NO.: F Cvn#. FILE NO.: Z -5758-C 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. Fire Department: Fire hydrants per code, maintain access, 26 -foot drive lanes, fire hydrant within 100 -feet of FDC, no obstructions between, fire hydrant, fire apparatus and FDC. County Plannir: No comment. CATH: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at 800 South Bowman Road approximately two (2) miles away. The development consists of 230 apartment units. CATA has this corridor in mind for future expanded transit utilizing Kanis Road and Chenal Parkway as corridors to serve the growing population. CATA request consideration of pullouts and sidewalks on Kanis Road west of Pride Valley Road. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. Apartment complex shall meet Accessibility requirements including designated parking, building access and accessible dwelling units. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey _littlerock.org or Mark Alderfer at 501.371.4875; maiderfer littlerack.orq. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category provides for low intensity development of office or office parks in December 18, 2014 SU AVISION ITEM NO.: F Cont. FILE NO.: Z -5758-C close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from 0-2 (Office and Institutional District) to PDR (Planned Development Residential) to allow for the construction of an apartment complex at a density of approximately 21-units/acre on the site. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. 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. 3. 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. 4. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. lnterior islands must be a minimum of seven and one half (7 1/2) 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. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 7 December 18, 2014 SUBDIVISION ITEM NO.: F Cont. F11 E NO.: -5758-C 6. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) The applicants were present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission's final action. Staff requested the proposed construction materials, the building elevations, the maximum height of the proposed buildings and the location of any playground facilities. Public Works comments were addressed. Staff stated right of way dedication and street improvements would be required along the abutting streets. There was a general discussion concerning public works request for alignment of Pride Valley Road and Kanis Road. Staff advised the applicant to provide a sketch of their proposal for review. There was a general discussion concerning the City's Stormwater Detention Ordinance and the requirements for detention on the site. Staff stated there were a number of ways detention could be achieved. Staff noted apartment developments in excess of 100 -units were required to provide and encourage recycling from its residents. Landscaping comments were addressed. Staff stated the site was required street buffers along both Kanis and Pride Valley Roads. Staff stated a land use buffer was not required along the boundary abutting the commercially zoned mini -warehouse development. Staff stated building landscaping would be required between the paved areas and the buildings. Staff also stated sites containing two (2) or more acres were required to install an irrigation system. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. December 18, 2014 SUBDIVISION ITEM NO.: F (C H. ANALYSIS: FILE NO.: Z -5758-C The applicant submitted a revised site plan and cover letter addressing most of the issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building elevations, the maximum height of the proposed buildings and the location of any playground facilities. The applicant has indicated no playground facilities will be provided. A swimming pool and deck, outdoor picnic area, courtyard recreation areas and a dog park will be provided. The development is proposed in a single phase. Secondary access is proposed along Kanis Road. The access is proposed as a gated full service entrance to the development. The development is proposed with 230 -units of multi -family housing. The units are proposed with one and two bedroom units. The units range in size from 789 -square feet to 1,108 -square feet. The site plan indicates there will be garage and surface parking. The site plan notes 331 open parking spaces and 78 garage spaces. The buildings are proposed two (2) and three (3) stories in height. The two (2) story buildings will have garages on the ground floor and living space above the garage. There are thirteen (13) buildings proposed with garage/living space. With the exception of one (1) building the two (2) story buildings are located on the perimeter of the site abutting Kanis and Pride Valley Roads and along the perimeter abutting the mini -warehouse development. The remaining buildings are proposed with three (3) stories and surface parking. The buildings will be constructed with a mixture of materials including brick, stone, hardi-plank siding with architectural singled roofs. Parking typically required for a multi -family development containing 230 -units would require the placement of 345 -parking spaces. The site plan notes there are a total of 419 -parking spaces including the garage spaces and the open spaces. The development is proposed with a single sign located at the main entrance. The sign is proposed with brick columns 7'-8" tall and 24'-0" in length. The sign face is proposed 2'-6" by 20'-0". The sign ordinance typically allows the placement of a ground sign not to exceed six (6) feet in height and twenty-four (24) square feet in area. Building signage on the front of the office will be placed not to exceed ten (10) percent of the fagade area. Perimeter fencing for the site will be solid panel and decorative fencing with brick columns. The decorative fencing is proposed along the street frontages, constructed of material to simulate wrought iron. The fencing along the perimeter 9 December 18, 2014 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5758-C abutting the mini -warehouse development will be a solid wood fence or a product to simulate wood. The maximum height proposed for the fences is six (6) feet. Staff has concerns with the overall density of the development and the placement of this number of units in addition to the additional currently approved and currently proposed multi -family units in this general area. Staff feels the concentration of multi -family within such a small geographic area could potentially negatively impact the general area and the nearby neighborhoods. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2014, requesting deferral of the item to the December 18, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a request dated October 1, 2014, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 1, 2014, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. 10 December 18, 2014 SUBDIVISION ITEM NO.: F (Cont. E NO.: Z -5758-C There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 11 ITEM NC.: 7, Z-5 NAME: Kanis Creek Apartments Long -form PD -R LOCATION: located on the Northwest corner of Kanis and Pride Valley Roads Planning Staff Comments: 1. Provide notification of 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 September 3, 2014. The Office of Planning and Development must receive the proof of notice no later than September 12, 2014. 2. Provide a note on the site plan indicating the total building height. 3. Provide details of the proposed signage including height and area. 4. Provide the location of the proposed dumpster facilities, including a note concerning the required screening. 5. Provide all dimensions from all property lines. 6. Provide the total building coverage in the general notes section of the site plan. 7. Provide the total parking lot coverage in the general notes section of the site plan. 8. Provide the total percentage of green space in the general notes section of the site plan. 9. Will there be any playground facilities located on the site. Are there any common recreational areas? If so include the amenities to be offered. 10. Will there be any areas of outdoor storage? Areas for storage of boats, RVs, etc. 11. Is there any covered parking areas being proposed outside the garage area? 12. Provide details of the proposed fencing materials including construction materials and height. 13. Provide the proposed phasing plan. Will the development be constructed in a single phase or multiple phase? 14.All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: Advanced grading Public Works Conditions: 1. Kanis Road 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. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 -feet from centerline will be required. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Pride Valley Road. Right-of-way should be dedicated for Pride Valley Item # 7. Road to be realigned to intersect Kanis Road at a perpendicular angle. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping and tapers should be provided for left turn lane into the facility. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5 -foot sidewalks with the planned development. The new back of curb on Pride Valley Road should be located 18 feet from centerline to provide a total 36 feet street section. The eastern portion of Pride Valley Road should be reconstructed to intersect with Kanis Road at a right angle. 6. 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. Is the construction of the apartments planned to be phased? If so, is an advanced grading variance requested to advance grade the entire site with construction of Phase 1? 7. Provide a Sketch Grading and Drainage Plan for the site per Section 29-18(e). 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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. 10.A portion of the property appears to be within the 100 -year floodplain on the proposed Pulaski County FIRMs. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 if the FIRMs are adopted prior to construction and the property is annexed into City of Little Rock. 11. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 14. Driveway locations and widths may not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Is the south driveway proposed for emergency access? Will the driveway provide any additional access? Show the locations of driveways on the east side of Kanis Road. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway and intersection(s) comply with 2004 AASHTO Green Book standards. 16. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, 501.379.1805, Travis Herbner, for more information. 17. 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. 18.Alteration of the water course will require approval from the Little Rock District of the Item # 7. US Army Corps of Engineers prior to start of work. 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 at 501.371.4646 for more information. 20. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. The developer must seek annexation to the City of Little Rock to receive sewer service. Contact Little Rock Wastewater Utility for additional information concerning any sewer main extension and/or necessary easements. Entergy: Entergy has no objection. 3-phase power line runs along the south side of Kanis Road and the North side of Pride Valley Road which may need to be adjusted to accommodate the development. Contact Entergy well in advance for service requirements, line layout and easements. Center -Point Enema: 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. Item # 7. 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. Fire {department: Fire hydrants per code, maintain access, 26 -foot drive lanes, fire hydrant within 100 -feet of FDC, no obstructions between, fire hydrant, fire apparatus and FDC. County Planning: No comment. CATA: Parks and Recreation: No comment received. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. Apartment complex shall meet Accessibility requirements including designated parking, building access and accessible dwelling units. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey littlerock.org or Mark Alderfer at 501.371.4875; malderfer _ littlerock.orq. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from 0-2 (Office and Institutional District) to PDR (Planned Development Residential) to allow for the construction of an apartment complex at a density of approximately 21-units/acre on the site. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Item # 7. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirments. 2. 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. 3. 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. 4. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) 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. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. 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. 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, September 3, 2014. Item # 7.