Loading...
HomeMy WebLinkAboutZ-9535-A Staff Report-PLN-ADM008 ITEM NO.: 9 FILE NO.: Z-9535-A NAME: Ranch Creek Townhomes – PD-R LOCATION: West side of Tulley Cove, North of 16100 Cantrell Road DEVELOPER: Newcap Land Holdings, LLC PO Box 241667 Little Rock, AR 72223 OWNER / AUTHORIZED AGENT: TLC, LLC – Owner Joe White & Associates – Agent SURVEYOR / ENGINEER: Joe White & Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 1.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 WARD: 4 PLANNING DISTRICT: CENSUS TRACT: CURRENT ZONING: R-2 VARIANCE / WAIVERS: None requested. PROPOSAL / REQUEST / APPLICANT’S STATEMENT: The applicant proposes to rezone 1.9 acres from “R-2” Single Family District to Planned Development – Residential (PD-R) to allow the construction of three (3) multi-family buildings, with fifteen (15) units in the development. EXISTING CONDITIONS: The site is currently undeveloped and wooded. The property contains varying degrees of slope. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. ENGINEERING COMMENTS: Provide finished floor elevations (FFE) for all buildings on plat, site plan, and grading and drainage plans at least one foot above base flood elevation or more per flood insurance study and FEMA FIRM panel. A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found a thttps://www.littlerock .gov/city-administration/city-departments/public-works/ .  Special Flood Hazard Development Permits are issued by the Public Works Department at 701 West Markham Street and no fee collected for issuance. Contact Vince Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. Due to the proposed structure being located within the 100 year floodplain, an elevation certificate of the finished floor elevation must be provided to the Public Works Department at 701 West Markham Street prior to the issuance of a certificate of occupancy. Contact Vince Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. Per City Code, 13-57, variances for development in the regulatory floodway are prohibited unless (1) All requirements of 44 CFR 65.12 are first met or (2) (a) A no rise certificate signed and sealed by a professional engineer licensed to practice in the State of Arkansas is submitted to document that no increase in base flood elevation would result from granting a variance for the proposed development (b) protective measures are employed to minimize damages during flooding events and (c) the variance does not result in adverse impact to other lands. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public.  In addition, a 25-foot-wide drainage and access easement is required adjacent to the floodway boundary. 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. The proposed alteration of the floodway will require flood map revisions.  Obtain a conditional letter of map revision and no rise certification approval from Little Rock Public Works Department’s floodplain administrator and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit.  An approved letter of map revision must be obtained prior to issuance of a certificate of occupancy. Per City Code 29-186 (c), a grading permit is required for land alteration on properties within the designated floodplain without exception. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit.  Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. A maintenance bond for 50% of total construction costs for all completed public street and drainage improvements within City right of way and as-built storm drainage infrastructure plans shall be provided to the Department of Planning and Development before the issuance of a final certificate of occupancy. A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). UTILITIES / FIRE DEPARMENT / PARKS / COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 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 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: Minimum gate width shall be 20 feet. Gates shall be of swinging or sliding type. Construction of gates shall be of material that allow manual operation by one person. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 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. 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. Locking device specifications shall be submitted for approval \by the fire code official Electric gate operators, where provided, shall be listed in accordance with UL 325. 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 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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. BUILDING CODES / LANDSCAPE Building Code: No comments received. Landscape: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Blah blah blah The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. TRANSPORTATION / PLANNING Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low-Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from Single Family District (R-2) to Planned Development - Residential (PD-R) for the development of townhomes. This site is in the Highway 10 Design Overlay District. Surrounding the application area, the Land Use Plan shows RL to the north and east. North is the developed single-family Terra Bella subdivision, to the east is the developed single-family Thomas Park subdivision, both zoned R-2. To the south of the application area is Taylor Loop Creek shown as Park/Open Space on the Plan Map. South of Taylor Loop Creek, the Land Use Plan shows Transition (T). Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. The Park Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. This land is the floodway of Taylor Loop Creek. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. Southeast are two offices developed as Planned Development-Office (PD-O), for single office use or building. Master Street Plan: To the south is Cantrell Road and is shown as a Principal Arterial on the Master Street Plan. Principal Arterial roads are designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Since these roads are designed for through traffic and are generally located three or more miles apart, dedication of additional right-of-way is required to allow for future expansion to six through lanes plus left and right turn lanes. Right-of-way of 110 feet is required but may vary due to topography, floodway or other constraints eliminating or reducing future adjacent development. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Cantrell Road is shown as a Class I Bike Path. Class I Bike Paths are designated for the sole use of bicycles that is physically separated from vehicular lanes. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. ANALYSIS The applicant proposes to rezone the 1.9 acres property located at the west side of Tulley Cove, north of 16100 Cantrell Road from "R-2" Single Family District to "PD-R" Planned Development - Residential District. The property is part of the Taylor Loop Creek Addition (Lot 2 – unrecorded), which is currently undeveloped and wooded. Most of the property resides in the 100-year floodplain, with the floodway running along the south end of the development. The applicant proposes to construct three (3) three-story structures on the property with a total of 15 units available for use. One of the buildings will house five (5) of the units, while the other two will have four (4) and six (6) units, respectively. Each of the units will be individually owned, and the trash service for the property will be handled by waste and recycling containers at each unit. A development of this type calls for twenty-two (22) parking spaces; Ranch Creek Townhomes will have thirty-seven (37) parking spaces, with thirty (30) spaces shown in the fifteen (15) garages at each unit. Seven (7) spaces at the site will be reserved for guests (two of these will be handicap spaces). The proposed setbacks will have a minimum front setback, per Highway 10 overlay standards, at one hundred (100) feet. The rear setback, also per Highway 10 overlay standards, will be forty (40) feet. The side setbacks will be thirty-five (35) feet, which is per MF-12 district standards. In addition to the development, the developer will construct a bridge to cross Taylor Loop Creek, similar to the bridge upstream serving Tulley Cove. The applicant provided responses and additional information to all issues raised during staff's review of the application. To staff's knowledge there are no outstanding issues. The applicant is requesting no variances with the proposed PD-R rezoning. Staff is supportive of the requested PD-R zoning to allow the 15-unit residential development. Staff views the request as reasonable. The property is in an area of mixed uses and zoning. The proposed development should prove to be compatible with the surrounding uses and zoning. Staff believes the proposed PRO zoning will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report.