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HomeMy WebLinkAboutZ-5758-G Staff AnalysisFebruary 2, 2017 ITEM NO.: A FILE NO.: Z -5758-G NAME: PVK Development Lot C Short -form POD LOCATION: Lot C Short -form POD, located in the 15000 Block of Kanis Road, just West of the Kanis and Pride Valley Roads intersection DEVELOPER: Longview, LLC 400 West Capitol Avenue, Suite 2000 Little Rock, AR 72201 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.731 -acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18— Ellis Mountain CENSUS TRACT: 42.18 CURRENT ZONING: PCD, Planned Commercial Development ALLOWED USES: Single-family, Mini -warehouse and 0-2, Office and Institutional PROPOSED ZONING: POD, Planned Office Development PROPOSED USE: Elderly housing VARIANCENVAIVERS: 1. A variance from the City's Land Alteration Ordinance to allow grading of Lot B with the development of this site. 2. A variance from Sections 30-43 and 31-210 to allow the placement of the drive on Kanis Road as proposed. The applicant submitted a request dated November 30, 2016, requesting deferral of this item to the February 2, 1017, public hearing. Staff is supportive of the deferral request. February 5, 2017 ITEM NO.: A (Cont) FILE NO.: Z -5758-G PLANNING COMMISSION ACTION: (DECEMBER 15, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 30, 2016, requesting deferral of the item to the February 2, 2017, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: The applicant submitted a request dated January 9, 2017, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 9, 2017, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 16 ITEM NO.: 7, Z -5758-G NAME: PVK Development Lot C Short -form POD LOCATION: Lot C Short -form POD, located in the 15000 Block of Kanis Road, just West of Kanis and Pride Valley Roads intersection Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 30, 2016. The Office of Planning and Development must receive the proof of notice no later than December 9, 2016. 2. Provide the proposed signage plan including building and ground signage. The plan should include the location total height and total sign area for ground signage. The location and square footage of any building signage. 3. Provide details of any proposed fencing, walls the purpose of these elements. Provide the construction materials, total height and location. 4. All dumpsters located on the site must be properly screened. Provide a note on the site plan indicating the location of the dumpster and the proposed screening mechanism. Provide the dumpster service hours. Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday. 5. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. 6. Provide details of the proposed services to be provided to the residents of the development. 7. Will there be a dumpster located on the site? If so provide the location and a note on the site plan indicating the hours of service and the required screening. 8. Provide the proposed building elevations, the proposed construction materials, the proposed roof treatment, the roof pitch, elevation of any proposed retaining walls. 9. Will the buildings be one or two stories? 10. Provide on the site plan any outdoor patios, areas for outdoor activities and/or areas for outdoor gardens. 11. Is the facility a nursing home or is the facility an assisted living facility? The parking for a nursing home is based on one (1) space per bed. The parking for assisted living is based on Y2 space per unit. 12.The site plan indicates the placement of three (3) buildings which appear to be constructed in three (3) phase. Is the correct or will the development be constructed in a single phase? 13. Provide a note on the site plan indicating the total square footage of each of the buildings. Variance/Waivers: 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. Right-of-way should be dedicated at Kanis Road and Pride Valley Road intersection for a 90 degree intersection. Previous approved plans showed the reconfiguration of the intersection. 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 the centerline. The developer will be responsible for an overall striping plan with a turn lane(s) and possible construction of taper sections at the time of permitting. 5. 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. Is an advanced grading variance being requested to advance grade beyond Lot C with construction of this project. 6. Stormwater 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 developer and/or property owner association. 7. 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. 8. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. 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 Greg Simmons, Traffic Engineering 501.379.1813 or gsimmons .Iittlerock.gov for more information. 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. 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. 12. Pride Valley Road should intersect Kanis Rd at a 90 degree angle in accordance with the previously approved plan. 13. The proposed south driveway location may create a left turn conflict. Show on the plan the location of the Keifer driveway on the east side of Kanis Road. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. (There is an existing approved project at Little Rock Wastewater.) Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists along the south side of Kanis Road in front of this property. As Kanis Road is widened at this location then this power line will likely need to be relocated further south onto the property and relocation costs may be involved. Also, care must be used to maintain proper clearances in the construction of the entry drive to this property as it will be constructed underneath the existing power line. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: 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. 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. 3. 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. 4. 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. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 back flow preventer shall be required. Fire Department: 1. Full plan review 2. Maintain Access. 3. 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. 4. 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. 5. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 6. Commercial and Industrial Developments 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 7. 30 -foot Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4. a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. 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. 8. 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is on our long range plans. We recommend continuation of pedestrian infrastructure for access to the transit system. Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlgro k. ov or Mark Aiderfer at 501.371.4875; malderfer littlerock. ov. Planning Division: This request is located in 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 PCD (Planned Commercial Development) to POD (Planned Office Development) to allow development of elderly housing. Master Street Plan: To the northeast of the property is Kanis Road and it is a Minor Arterial 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 since it is a Minor Arterial. This street 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. 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. 3. 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. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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, November 30, 2016.