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HomeMy WebLinkAboutZ-7131-B Staff AnalysisSeptember 14, 2006 ITEM NO.: 13. Z -7131-B NAME: Chenal Valley Condominium Site Plan Review LOCATION: located on Chenal Valley Drive DEVELOPER: The View at Emerald Pointe, LLC Attn. Carla G. Spainhour 10 Bernay Drive Little Rock, AR 72211 DESIGN PROFESSIONAL: Roberts and Williams Associates Attn. Barry Williams 1501 North University Avenue Little Rock, AR 72207 AREA: 15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF -24, Multi -family 24 units per acre PLANNING DISTRICT: 19 — Chenal CENSUS TRACT: 42.11 VARIANCESMAIVERS REQUESTED: 1. A variance to allow an increased building height (48 -feet to ridge of roof and 53 - feet to the top of the firewall). 2. A variance to allow an increased sign area for the proposed development sign. BACKGROUND: Ordinance No. 18,647 adopted by the Little Rock Board of Directors on February 19, 2002, rezoned the site from MF -24 to PRD (Planned Residential Development), which would allow the applicant to develop the site as a multi -family development with an 8.33 units per acre density. The development was proposed with ten buildings of upper -end, low-density rental residences tailored to empty nesters, families waiting for homes to be constructed and business people living away from home for an extended period of time. A total of 80 units were proposed with the development. Each of the units was to have a garage unit, 12 garage spaces were proposed in a detached structure and 79 surface parking spaces were proposed. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CO Z-7131 -13 On January 20, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,274 revoking the PD -R zoning and restoring the previously held MF -24 district zoning classification. The applicant indicated the proposed apartment development would not be constructed on the site as proposed. A. PROPOSAL: The applicant is now proposing a site plan review of this 15.0 acre site to allow the placement of 168 condominium units contained in eleven buildings. The proposal includes the development of 112 two bedroom units each with 1,660 square feet and 56 three bedroom units each with 2,137 square feet. The site plan indicates 459 parking spaces; 379 parking spaces are above the ground, some with garages, and the remaining will be placed under the residential buildings. A 5,691 square foot clubhouse and common open areas are also proposed. The proposal includes a variance request to allow an increased building height (48 -feet to ridge of roof and 53 -feet to the top of the firewall). The applicant is proposing the placement of a development sign near the front entrance. The development sign is proposed consistent with subdivision identification signs located in the Chenal Valley area. The development is proposed as a gated community. A six foot ornamental fence will be placed along the perimeter of the site. The development is proposed to be constructed in phases with each of the eleven buildings being developed in a separate phase. The development of the clubhouse and common areas will be constructed with Phase 1A of the development. Grading activities will be limited to building construction and detention storage for each phase. B. EXISTING CONDITIONS: The site is heavily wooded and undeveloped as are the areas to the north, south and west. The area to the east was recently approved as a Planned Residential Development for the development of a retirement village with a nursing home and assisted living facility currently under construction. Other uses in the area along Chenal Valley Drive include Ashbury Apartments to the south, near Rahling Road, and a City of Little Rock Fire station to the northwest, near Chenal Parkway. Single-family residences are located to the north of the site, on LaMarche Drive in the LaMarche Subdivision of Chenal Valley. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Margeaux Place Property Owners Association and the Aberdeen Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 2 September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT) Z-7131 -B 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be obtained if advanced grading is proposed on site without imminent construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. The proposed parking in front of the clubhouse or driveway location should be moved due to distance from the street. A minimum driveway width of 18 feet is required. 6. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the eastside driveway provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. If adequate sight distance is not available relocate drive further south. Avoid planting trees or shrubs in line of sight that may cause sight obstruction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 9. If gates are proposed, turn around must be provided for cars attempting to enter development without success. A stacking distance of 30 feet from pavement must also be provided. 10. Provide a Sketch Grading and Drainage Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater., Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. 3 September 14, 2006 SUBDIVISION ITEM NO.: 13 CONT Z-7131 -B AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, except for individually metered single-family residences, 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. Fire Department: Place fire hydrants per code. Gates must maintain a minimum opening of 20 -feet. Contact the Little Rock Fire Department at 918- 3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISS U ES/TECH N I CAUD E S I G N: Planning Division. No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average fifty (50) feet wide and in no 4 September 14, 2006 SUBDIVISION ITEM NO.: 13 (CON Z-7131 -13 case less than half, street buffer along all street corridors. 3. In two separate locations, the parking appears to be within the minimum nine (9) feet wide landscaped area(s). 4. Throughout the project the parking areas are larger than the City's minimum requirement. By reducing these parking isles widths to sixty feet (60'-0") additional green space will be gained. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff requested the applicant provide details of the proposed phasing plan and how access would be provided to residents during the construction phases. Staff also requested the applicant provide the total number of units per building and the total number of floors per building on the proposed site plan. Staff questioned the location of the proposed dumpster facilities and requested the applicant provide details of the proposed signage. Public Works comments were addressed. Staff questioned the limits of grading activities with each phase. The developers indicated grading activities would take place as each building was constructed with minimum disturbance to the surrounding wooded areas. Staff also stated the indicated drives did not appear to meet sight distance standard. Staff requested the developers provide a certification the drives would meet ASTO sight distance requirements or relocate the drives to meet the minimum criteria. Staff also stated the entrance drive was not sufficient to allow stacking for the proposed gate facilities. Landscaping comments were addressed. Staff stated a 50 -foot average buffer was required along the street corridors. Staff also stated the interior landscaping would be required per minimum ordinance standard. 5 September 14, 2006 SUBDIVISION ITEM NO.- 13 CONT Z -7131-B Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the proposed phasing plan and indicated a construction access drive to the site to minimize conflicts with residents during the construction phases. The applicant has provided the total number of units per building and the total number of floors per building on the proposed site plan. The revised site plan also includes the dumpster locations and the location of the proposed signage. The request is a site plan review for the development of 168 condominium units on this 15.0 acre site. The site plan indicates the placement of eleven buildings three and four stories in height. The proposal includes the development of 112 two bedroom units each with 1,660 square feet and 56 three bedroom units each with 2,137 square feet. The proposal includes a variance request to allow an increased building height (48 -feet to ridge of roof and 53 -feet to the top of the firewall). The site is zoned MF -24 which typically allow a maximum height of 35 - feet. The applicant has indicated the topography of the site is such that the increased height is necessary to limit disturbance of the site with cuts and fills. Staff is supportive of the requested variance. The site plan indicates 459 parking spaces; 379 parking spaces are above the ground, some with garages, and the remaining will be placed under the buildings. Based on the typical minimum ordinance parking requirement for a multi -family development, 252 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum ordinance standard. A 5,691 square foot clubhouse and common open areas are proposed with the site development. The clubhouse is proposed as Phase IA of the development. The buildings are proposed with a single building in each phase. The associated parking for each building will be constructed as the buildings are built. The site plan indicates the placement of a single ground mounted monument style sign consistent with signage currently being constructed with the Chenal neighborhoods. Staff would recommend the signage be limited to a maximum of eight feet in height and sixty-four square feet in area. Although the proposed signage exceed signage typically allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area, staff feels the sign area will not adversely impact the area. The development is proposed as a Chenal Community and staff feels the indicated signage is not out of character with signage as is currently developing in the Chenal Valley Neighborhoods. The development is proposed as a gated community. The site plan indicates the placement of the proposed call box with sufficient stacking and exits for those not entering the site. The site plan also indicates the placement of a six foot fence along the perimeters of the site. 6 September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT) FILE NO.: Z-7131-8 The development is proposed as a gated community. The site plan indicates the placement of the proposed call box with sufficient stacking and exits for those not entering the site. The site plan also indicates the placement of a six foot fence along the perimeters of the site. Staff is supportive of the applicant's request. The request is a site plan review for the development of condominium housing resulting in a density of 11.2 units per acre, far less than the density allowed by the current zoning. Although there is a variance request to allow an increased sign area and an increased building height staff does not feel these two variance requests will have a negative impact the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the development as proposed by utilizing the existing topography of the site to the maximum extent feasible and developed with a density much less than allowed per the current zoning, should substantially reduce any potential impacts on the area. 1. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends signage be limited to a maximum of eight feet in height and sixty-four square feet in area. Staff recommends approval of the requested variance to allow an increased building height. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. 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, F and H of the above agenda staff report. Staff also presented a recommendation the proposed signage be limited to a maximum of eight feet in height and sixty-four square feet in area and the requested variance to allow an increased building height. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 13. Z -7131-B NAME: Chenal Valley Condominium Zoning Site Plan Review LOCATION: located on Chenal Valley Drive Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details of the proposed signage plan for the development including height/area and locations of proposed signage. 3. Provide the total number of stories of the indicated structures. 4. Provide the number of units per building. 5. Provide a cross section from the street, the west and the south. 6. Provide details of construction traffic accessing the site and residential access and circulation during the construction process. 7. Indicate the maximum height of the proposed detached garage structures. 8. Provide details of the proposed grading activities to take place on the site including a schedule for grading. Will the grading be phased with the building construction? Variance/Waivers: A variance to allow an increased building height (48 -feet to ridge of roof and 53 - feet to the top of the firewall). Public Works Conditions: 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 rior to any land clearing or grading activities at the site. 3 4. p drainage plans will need to be submitted and approved construction. A variance is required to be obtained if proposed on site without imminent construction. Storm water detention ordinance applies to this property. location for storm water detention facilities on the plan. (d) will be required Site grading, and prior to the start of advanced grading is Show the proposed If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. The proposed parking in front of the clubhouse or driveway location Item # 13 should be moved due to distance ,from the street. A minimum driveway width of 18 feet is required. 6. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the eastside driveway provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. If adequate sight distance is not available relocate drive further south. Avoid planting trees or shrubs in line of sight that may cause sight obstruction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 9. If gates are proposed, turn around must be provided for cars attempting to enter development without success. A stacking distance of 30 feet from pavement must also be provided. 10. Provide a Sketch Grading and Drainage Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy_: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, except for individually metered single-family residences, 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be Item # 13 inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. Fire Department: Place fire hydrants per code. Gates must maintain a minimum opening of 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average fifty (50) feet wide and in no case less than half, street buffer along all street corridors. 3. In two separate locations, the parking appears to be within the minimum nine (9) feet wide landscaped area(s). 4. Throughout the project the parking areas are larger than the City's minimum requirement. By reducing these parking isles widths to sixty feet (60'-0") additional green space will be gained. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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 (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 13