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HomeMy WebLinkAboutZ-6532-H Staff AnalysisFILE NO_: Z -6532-H NAME: The Villas at Chenal Revised Long -form PRD LOCATION: Located on Chenal Valley Drive at LaMarche Drive DEVELOPER: Pickering- Allwine LLC P.O. Box 241186 Little Rock, AR 72223 RI 1R\/FYOR White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 10.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 1,800 LF (Private) WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family residential ALLOWED USES: Single-family PROPOSED ZONING: PRD PROPOSED USE: Townhomes — Age restricted VARIANCEMAIVERS: A variance from the City's Land Alteration Ordinance to allow grading grading off-site within a slope easement provided by the adjacent property owner. BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned a site to the east from R-2 and MF -18 to PRD to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village — Long -form PRD. The proposal included the rezoning of 71.9 acres from R-2 and MF -18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped -care retirement facility. The development would house retired persons with FILE NO.: Z -6532-H (Cont. facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, rezoned the property to the east of this site to PRD to allow the development of 96 units of elderly housing located on 18.48 acres. The development was proposed with access from Chenal Heights Drive with a secondary access also from Chenal Heights Drive. The development has been constructed and the developer wishes to expand the site with a revision to the existing PRD zoning for this site. This site is not a part of the original Teacher Retirement property and is currently zoned R-2, Single-family. A. PRO POSAUREQUEST/APPLICANT'S STATEMENT: The application consists of 10.8 -acres located at the northeast corner of Chenal Valley Drive and LaMarche Drive. The project is proposed as an expansion of the original Villas at Chenal PRD to the east (containing 96 units) and the new construction will add 96 units to the existing project. This expansion will be age restricted in keeping with the original development. This project will use the existing gated entrance and the emergency access which is located off Chenal Heights Drive. 1,800 linear feet of new private streets will be constructed with the development. A temporary construction entrance will be used at the northwest corner of the property off LaMarche Drive. Near the end of the construction, the temporary access will be eliminated with an additional unit constructed in this location as indicated on the plan. With the development of the site Deltic Timber will grant a slope easement along the north side of the property similar to the slope easement granted with the original Villas development. The limits of the easement are indicated on the site plan. The grading request will require a variance from the City's Land Alteration Ordinance to allow off-site grading. The existing stormwater detention facility will be expanded to the west to accommodate the new development. The units within this phase will be two (2) story buildings with four (4) units per building. The buildings will have two (2) sizes with the smaller size (65 x 80) allowing one (1) garage per unit and the larger buildings (75 x 90) having two (2) garages per unit. The upper floors will have a foyer with stair case and a private elevator for each unit. Floor plans, elevations and a landscape plan have been approved by the Chenal ACC. The expansion will include an exercise building at the northeast corner of this phase which will be available to all residents including the residents of the original phase. A dog park will also be constructed across the street to the south. The original clubhouse facility and all other amenities will be shared by both phases. 2 FILE NO_: Z -6532-H Cont.) B. EXISTING CONDITIONS: The site is tree covered and zoned R-2, Single-family. The area to the east has developed with age restricted residential housing. To the south is a condominium development which was not fully developed. The areas to the north and west are wooded sites. Chenal Valley Drive is constructed to Master Street Plan standard as is LaMarche Drive. Sidewalks are in place along the Chenal Valley Drive frontage of this property. There are no sidewalks in place along the frontage of LaMarche Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area property owners. All property owners located within 200 -feet of the site were notified of the public hearing. There is not a neighborhood association registered with the City located in this area. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. 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 a variance requested to advance grade within and/or outside of the subject property? 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. 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 local property owner's association and detailed in the bill of assurance. 5. 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. 6. 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, gsimmons(a).littlerock. org for more information. 7. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537, halo littlerock.ci.g. 3 FILE NO.: Z -6532-H 8. What is the expected slope of the cut face? Provide line of site illustration from adjacent streets of the proposed north cut slope. Is any landscaping or vegetation other than trees proposed on the terrace? 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 10. 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. 11. 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, mg lasgowe I ittle rock. orgfor more information. 12. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Entergy: Entergy does not object to this proposal. An underground 3-phase power line exists along the west side of LaMarche Drive and another one along the south side of Chenal Valley Drive in the vicinity of this development. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements of the development, desired line extensions, and future facilities locations 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. A water main extension will be needed to provide water service to this property. 4 FILE NO.: Z -6532-H (Cont. 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. 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. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Two (2) means of access into the development. 1. Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. 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. 4. 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. 5. 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. 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. 5 FILE NO.: Z -6532-H (Cont. a. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 6. 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. 7. 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 (Captain Tony Rhodes 501.918.3757 or Captain 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 currently not served by METRO however it is part of our future West Little Rock express service along Chenal Parkway. Provide access for pedestrians and cyclists to Chenal Parkway. Provide a continuous pedestrian path interior to the development and sidewalks at the street fronts on Chenal Valley Drive and La Marche Drive Plan for future paratransit service for seniors along a transit route. Vehicles will need clear turning radii and residential curbside pick-up. F. ISSUES/TECHNICAL/DESIGN: 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 _littlerock.org or Mark Alderfer at 501.371.4875; maide rfer Iittlerock.or . Fire Access must be as per Fire Marshal review. Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than R FILE NO.: Z -6532-H (Co six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential District) to allow new construction of elderly housing. Master Street Plan: South side of the property is Chenal Valley Drive; the west side of the property is La Marche Drive and they are both Collector Streets on the Master Street Plan. 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 sites. Bicycle Plan: A Class II Bike Lane is shown along LaMarche Drive. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Chenal Valley Drive. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape - 1 . andscape: 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. 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 property to the north 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. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. The average depth of the lot is approximately six hundred and twenty (620) feet deep, a minimum thirty-seven (37) foot land use buffer will be required adjacent to the property to the north. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance rA f0Ceaow-Invz:<[rr•Tiw requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the location of any proposed dumpster facilities. Staff questioned the proposed building materials and the proposed signage plan. Staff requested details of any proposed fencing. Staff stated there should be an additional emergency access to the newly constructed units from LaMarche or Chenal Valley Drive. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing or grading of the site. Staff requested a sketch grading and drainage plan for the site. Staff also stated the plan indicating off-site grading which would require a variance from the City Land Alteration Ordinance. Staff stated access to the detention ponds was to be provided and placed in a public easement for future maintenance by the developer and/or local property owners association. Landscaping comments were addressed. Staff stated a perimeter planting strip was required along the side of any vehicular use area that abutted adjoining property and or a street right of way. Staff stated a land use buffer was required along the northern perimeter of the site. Staff stated a minimum of 70 percent of the buffer was to remain undisturbed. Mr. White stated he would seek a variance for this requirement. He stated the development was grading off-site in this area within a slope easement provided by Deltic to this developer. He stated the entire buffer would be eliminated but would be replanted as required by City ordinance. Rock Region Metro comments were addressed. Staff stated the development was not located on a METRO route but since the population was elderly then the site would most likely be served by Paratransit. Staff requested the development provide a continuous pedestrian path within the interior of the development and sidewalks at the street fronts on Chenal Valley Drive and LaMarche Drive to allow for access to future transit stops. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 0 Z -6532-H (Cont. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing most of the technical issues associated with the request. The applicant has indicated there will be no dumpsters, provided the proposed materials and indicated no additional signage is being requested. The developer has submitted plans to the Chenal ACC which reviewed the request on Wednesday March 2,d The applicant has provided a letter from the ACC approving the development as proposed. The application consists of 10.8 -acres located at the northeast corner of Chenal Valley Drive and LaMarche Drive. The project is an expansion of the original Villas at Chenal PRD to the east (containing 96 units — 18.48 acres) and the new construction will add 96 units to the existing project. This expansion will be age restricted in keeping with the original development. This project will use the existing gated entrance and the emergency access which is located off Chenal Heights Drive. An additional fire access will be added as required by the Fire Marshal's office. The units within this phase will be two (2) story buildings with four (4) units per building. The buildings will have two (2) sizes with the smaller size (65 x 80) allowing one (1) garage per unit and the larger buildings (75 x 90) having two (2) garages per unit. The upper floors will have a foyer with stair case and a private elevator for each unit. The expansion will include an exercise building at the northeast corner of this phase which will be available to all residents of the Villas. A dog park will also be constructed across the street to the south. The original clubhouse facility and all other amenities will be shared by both phases of the Villas. The applicant has provided elevations for the proposed units. The units are proposed to be constructed of a variety of construction materials including brick, siding, stucco, rock and precast accents to add visual interest to the neighborhood. The roofs are proposed with various degrees of pitches also to add visual interest to the development. Parking will be provided within the driveway for each unit. Each of the units will be provided an outdoor patio area. The interior fences will be allowed with a maximum height of six (6) feet and constructed of wood, wrought iron or vinyl. 1,800 linear feet of new private streets will be constructed with the development of this phase. A temporary construction entrance will be used at the northwest corner of the property off LaMarche Drive. Near the end of the construction, the temporary access will be eliminated with an additional unit constructed in this location as indicated on the plan. The request includes a variance from the City's Land Alteration Ordinance to allow grading off-site within a slope easement provided by the adjacent property owner. Deltic Timber will grant a slope easement along the north side of the 9 FILE NO.: Z -6532-H (Cont. property similar to the slope easement granted with the original Villas development. The limits of the easement are indicated on the site plan. The stormwater detention facility will be expanded to the west to accommodate this expansion. The land use buffer along the northern perimeter is indicated at 20 -feet. The ordinance would typically require the placement of a 37 -foot land use buffer in this area. As noted the applicant is requesting to grade in this area and is proposing to grade off site in this area onto the adjacent property. The applicant has indicated the area will be replanted. Due to the grade change as the property to the north is developed the development (the north property) will be above this site which retaining a buffer would be of little benefit. Staff is supportive of the request. Staff is supportive of the request. The development is proposed as a multi -family development developed with an architectural style to allow the units to have individuality. According to the developer the units will be marketed to residents 55 years and older who want to maintain independence but no longer want to maintain a large home. The total site area when added with the original development is 29.26 acres. The total number of units proposed, 96 existing and 96 new is 192 units. The development is indicated as Residential Low Intensity on the City's Future Land Use Plan. This classification allows for single-family homes at a density not to exceed six (6) dwelling units per acre. The development is proposed with 6.56 units per acre and is proposed with a density consistent with the City's Future Land Use Plan. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site as proposed is appropriate for the site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the northern land use buffer as proposed. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading off-site within a slope easement as provided by the adjacent property owner. PLANNING COMMISSION ACTION: (APRIL 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F 10 FILE NO.: Z -6532-H Cont. of the agenda staff report. Staff presented a recommendation of approval of the northern land use buffer as proposed. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading off-site within a slope easement as provided by the adjacent property owner. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 11 ITEM NO.: 11. Z -6532-H NAME: the Villas at Chenal Revised Long -form PD -R LOCATION: located on Chenal Valley Drive at LaMarche Drive Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. 3. Provide the maximum pole height for any parking lot lighting. 4. Provide the proposed phasing plan for the new construction. 5. Provide details of the proposed services to be provided to the residents of the complex. 6. 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. 7. Provide the proposed building elevations, the proposed construction materials, the proposed roof treatment, the roof pitch, elevation of any proposed retaining walls. 8. Will the buildings be one or two stories? 9. Is any signage proposed for the new construction? If so provide the location of any proposed signage and provide the height and total square -footage. 10. Provide details of any proposed fencing. Provide the location, the total height and the construction material. 11. Provide on the site plan any outdoor patios, areas for outdoor activities and/or areas for outdoor gardens. 12.The plan should include an additional access to the development area. The construction access should be maintained at full development as a means of emergency access to the development. The two (2) existing accesses are located along Chenal Valley Drive serving 96 units. Staff has concerns with the addition of 96 additional units with Chenal Valley Drive being the only means of access to the development. 13. Provide approval from the Chenal ARC for the development as proposed and the materials proposed for construction. 14. The survey does not include the certificate of authorization. Variance/Waivers: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. NO.: 11. Z -6532-H 2. 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 a variance requested to advance grade within and/or outside of the subject property? 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. 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 local property owner's association and detailed in the bill of assurance. 5. 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. 6. 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, gsimmons@littlerock.org for more information. 7. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537, ghaleyCo71ittlerock.org. 8. What is the expected slope of the cut face? Provide line of site illustration from adjacent streets of the proposed north cut slope. Is any landscaping or vegetation other than trees proposed on the terrace? 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 10. 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. 11. 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, mqlasgow@liftlerock.org for more information. 12.Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as - built certification is required for construction of the retaining wall. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if new sewer service is required with easements if new sewer service is required for this project. Capacity fee analysis required. ITEM NO.: 11. Z -6532-H Entergy: Entergy does not object to this proposal. An underground 3-phase power line exists along the west side of LaMarche Drive and another one along the south side of Chenal Valley Drive in the vicinity of this development. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements of the development, desired line extensions, and future facilities locations 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. A water main extension will be needed to provide water service to this property. 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. 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. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Two (2) means of access into the development. 1. Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. 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. 4. 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. ITEM NO.: 11. Z -6532-H 5. 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. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple - family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. a. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 6. 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. 7. 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 (Captain Tony Rhodes 501.918.3757 or Captain 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 currently not served by METRO however it is part of our future West Little Rock express service along Chenal Parkway. Provide access for pedestrians and cyclists to Chenal Parkway. Provide a continuous pedestrian path interior to the development and sidewalks ;at the street fronts on Chenal Valley Dr. and La Marche Dr. Plan for future paratransit service for seniors along a transit route. Vehicles will need clear turning radii and residential curbside pick-up. 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@littlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Fire Access must be as per Fire Marshal review. ITEM NO.: 11. Z -6532-H Planning Division_: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential District) to allow new construction of elderly housing. Master Street Plan: South side of the property is Chenal Valley Drive; the west side of the property is La Marche Drive and they are both Collector Streets on the Master Street Plan. 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 sites. Bicycle Plan: A Class II Bike Lane is shown along LaMarche Drive. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Chenal Valley Drive. These bike routes require no additional right-of- way, but either a sign or pavement marking to identify and direct the route. 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. 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 property to the north 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. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81 4. The average depth of the lot is approximately six hundred and twenty (620) feet deep, a minimum thirty-seven (37) foot street buffer will be required adjacent to the property to the north 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. ITEM NO.: 11. Z -6532-H 7. 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 platl ip ars: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 23, 2016.