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HomeMy WebLinkAboutZ-7665-C Staff AnalysisJanuary 29, 2015 ITEM NO.: 9 FILE NO.: Z -7665-C NAME: Rowan Park at Kanis Revised Long -form PD -R LOCATION: Located at 1000 Kirby Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 14.03 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 go -IF; FT. NEW STREET: 0 LF Multi -family at a density of 10.9 units per acre -m Multi -family at a density of 18.5 units per acre VARIANCE/WAIVERS: A variance from Sections 30.43 and 31.210 to allow the northern driveway as proposed. BACKGROUND: Ordinance No. 19,164 adopted by the Little Rock Board of Directors on August 17, 2004, established the Rock Haven Short -form PD -R. The proposed development was designed based on a concept blended between a zero lot line subdivision and a horizontal property regime containing 22 single-family lots. The lots were to be minimally sized to accommodate buildable surface areas between 1,500 and 2,450 square feet on each lot. Homes were proposed with a two-story height maximum. The bill of assurance was indicated to prescribe minimum and maximum home sizes, as well as controls for architectural quality that would be administered by an architectural January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. Z -7665-C review committee. Each buildable area was set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. All homes would have enclosed garages located at the rear of the structure and entered from the looped drive. Homes would front on the interior common park area. The proposed access to lots was accomplished with a private drive that encircled the property and was within a common access and utility easement area. This easement was proposed as a part of the large Lot 1 area, which comprised all of the land not contained within the residential lots. All improvements and land within Lot 1 would be held in common ownership by the property owners association and would also be maintained by the property owners association. The property owners association would also maintain individual lot area landscaping. The applicant indicated Tract A as a separate parcel containing 1.91 acres. The applicant indicated Tract A would be reserved for future development. The applicant requested a deferral of required street improvements to Kirby Road until development occurred for proposed Tract A. The applicant indicated phasing would be utilized for the development. Phase I was to consist of the development of Lots 1 —11 including all required street improvements and infrastructure. Phase II would consist of the completion of the access easement located within Lot 1 and Lots 12 — 22. Ordinance No. 19,326 adopted by the Little Rock Board of Directors on June 7, 2005, allowed a revision to the PD -R. The approval allowed the use of an RV as a temporary sales, construction management and security office on the site. The new homes were not constructed and the RV was removed. Ordinance No. 20,301 adopted by the Little Rock Board of Directors on August 2, 2010, revised the approved PD -R for this site to allow the construction of 72 units of multi- family housing on this 6.6 acre site. Four (4) three (3) story apartment buildings containing 18 -units per building were approved. Within the development a clubhouse building with meeting room space, kitchen and an on-site manager residence were approved. The clubhouse also provided a swimming pool area. The development contained 2.85 -acres of paved and rooftop area and 3.75 -acres of green space. The site plan as approved allowed an overall density of 10.9 -units per acre. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is now proposing a revision to the PD -R zoning and site plan to allow the site area to be increased and allow an increase in density. The applicant is proposing to increase the site area from 6.6 -acres to 10.7 -acres. The number of units will be increased from 72 -units to 198 -units. The site plan includes seven (7) new buildings. The plan includes the construction of a maintenance facility, additional dumpster locations and two (2) covered parking 2 January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) PILE NO.: Z -7665-C structures. The community currently house a clubhouse/leasing office, pool and mail center. The new units will share these facilities. Based on the topography of the site a new driveway is proposed from Kirby Road to serve the new units. An internal trail/path will connect the new units to the existing amenities of the development. B. EXISTING CONDITIONS: The site has developed with the multi -family housing as approved. There are residential uses located to the east of the site both site built and manufactured homes. To the southeast of the site is property zoned PCD which was approved for a mixed use development containing mini -warehouse, office and retail uses including restaurant uses. To the south of the site is C-1 zoned property which has developed as a convenience store. To the west of the site is vacant R-2, Single-family zoned property. Kirby Road is a narrow unimproved road with open ditches for drainage. Street improvements to Kirby Road per the Master Street Plan were completed adjacent to this site and south of the site with the site development of the apartments and the convenience store. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200 -feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. If proposed to be constructed in more than 1 phase, is advanced grading proposed to occur on future phases with construction of phase 1 ? Is grading proposed to occur west of the units on lot 2? C January 29, 2015 SUBDIVISION ITEM NO.: 9 [Cont.] FILE NO.: Z -7665-C 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 to determine if variances will be needed for proposed retaining walls, slopes, and to determine the extent of proposed grading. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is 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 Greg Simmons, Traffic Engineering at 501.379.1813; asimmonsOlittlerock arq for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a collector street is 250 feet between driveways. The proposed driveway does not meet that spacing requirement. A driveway spacing variance must be requested. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification was provided and is being reviewed by staff. The middle of the proposed driveway should be staked and flagged for staff to visit the site and observe vehicles. 9. 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. 10. 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. 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 501.371.4646; mplasgow c7 littlerock.orq for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project by extension of private main. Capacity fee analysis required. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. 4 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C Enteray: Entergy does not object to this proposal as single phase power is available from the east side of Kirby Road. Contact Entergy in advance to discuss service needs and facilities locations. Center oint 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service 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. 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 5 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: 2-7665-C engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. 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. 9. 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: 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. 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. 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: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 0 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. 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. 6. 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. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Develo meets - 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). Number and Distribution of Fire Hydrants as per Table C105.1. County Planninc: No comment 7 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C CATA: The area is currently not served by CATA at this location. This location is currently in CATA's long range planning. The proposal has no impacts on service and does not impede pedestrian access to transit. Impressive pedestrian amenities demonstrated on the site plan indicates a multi -modal approval to community building by the developer. CATA encourages and supports this approach as the community expands allowing residents a transportation choice. Parks and Recreation: No comment received. F. ISSU ESITECH NICAUDESIGN: Building Code: Project is subject to full commercial plan review 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; crichevOlittlerock.org or Mark Alderfer at 501.371.4875; inalderfer littlerock.or . Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Public Institutional (PI) and Residential Medium Density (RM) for this property. The Public Institutional (PI) category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) and PRD (Planned Residential District) to PDR (Planned District Residential) for expansion of an existing apartment complex on to adjacent land. Master Street Plan: Kirby Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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: Site plan must comply with the City's landscape and buffer ordinance requirements. E;' January 29, 2015 SUBDIVISION ITEM NO.: 9 [Cont. FILE NO.: Z-7 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines 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). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. 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. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Jacob Chi was present representing the request. Staff presented an overview of the item stating the request was to expand the site and number of units for a previously approved multi -family development. Staff stated there were a few outstanding technical issues in need of addressing prior to the full Commission acting on the request. Staff questioned if the Phase 2 portion of the development would utilize the amenities of the first phase. Mr. Chi stated they would. Staff requested Mr. Chi provide a trail system connecting the new development to the Phase 1 portion of the development. Staff questioned if there would be a development sign at the new driveway location. Staff also questioned the proposed construction materials, the hours of dumpster service and the maximum building height of the structures. 9 January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7665-C Public Works comments were addressed. Staff stated a grading permit would be required prior to any development of the site. Staff stated they had received the engineering sight distance certification for the proposed new driveway. Staff stated they were agreeable that proper sight distances could be achieved. Staff stated the development would be required to provide locations for recycling by the residents to occur. Staff noted the recycling container as well as the dumpster location were required to be screened. Landscaping comments were addressed. Staff stated perimeter planting strips were required on each side of the vehicular use area. Staff stated the development would require the placement of an automatic irrigation system to water landscaped areas. Staff stated eight percent (8%) of the vehicular use area was required to be landscaped. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the January 7, 2015, Subdivision Committee meeting. The revised plan indicates the placement of a sign at the new entrance to the development, the maximum building height and the proposed construction materials. The dumpster hours of service are limited to 8 am to 6 pm daily. The applicant is now proposing a revision to the PD -R zoning and site plan to allow the site area to be increased and the construction of additional multi -family units within the expanded area. The applicant is proposing to increase the site area from 6.6 -acres to 10.7 -acres. The applicant purchased 4.1 -acres from an adjacent land owner to the north. The applicant is proposing to construct seven (7) new building within this area. The maximum building height proposed is 47 -feet. The number of units will be increased from 72 -units which are located on the existing 6.6 -acre site to 198 -units. The density of the existing multi -family development is 10.9 units per acre. With the new construction the overall density of the development will be 18.5 units per acre. The site plan is proposed with the construction of 191 new parking spaces. Located on the site plan are two (2) covered parking areas. There are 115 parking spaces located on the site. The total number of parking spaces proposed is 306. To determine parking for multi -family development 1 1/2 spaces 10 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C per unit is typically required. 297 spaces would typically be required to serve the development. The plan includes the construction of a maintenance facility, additional dumpster locations and two (2) covered parking structures. The Phase I portion of the development currently house a clubhouse/leasing office, pool and mail center which the new units will share. An internal trail/path will connect the new units to the existing amenities of the development. Based on the topography of the site a new driveway is proposed from Kirby Road to serve the new units. The developer has provided an engineer's certification of sight distance for the new driveway location. Staff concurs with the sight distance certification. The applicant is requesting a variance to allow a variance for the placement of the driveway. The site plan indicates the placement of a new development sign at the new driveway location. The sign is proposed with a maximum height of ten (10) feet and a maximum sign area of 100 square feet. The existing sign is similar in size and is located at the clubhouse entrance to the development. The zoning ordinance typically allows a maximum sign height of six feet and a maximum sign area of twenty-four square feet. The site plan notes the existing building coverage is 12 percent, the paved area is 19 percent and the landscaped area is 69 percent. With the new construction the building coverage is proposed 18 percent, the paved area is 16 percent and the landscaped area is 66 percent. Staff is not supportive of the applicant's request. The site is indicated on the City's Future Land Use Plan as Residential Medium which allows a development density between six (6) and twelve (12) dwelling units per acre. This development is proposed with a density of 18.5 units per acre well in excess of the density suggested by the Future Land Use Plan. This area is predominately single-family to the north and west of this site with vacant R-2, Single-family zoned property immediately west of this development. Staff feels the density of the existing development allows a transition from commercial uses and zonings located at the intersection of Kanis and Kirby Roads to the residential uses to the north. Staff feels a similar density to the existing development should be maintained. Staff feels the overall density of the development proposed in excess of 18 units per acre is too intense for this area. STAFF RECOMMENDATION: Staff recommends denial of the request. 11 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C PLANNING COMMISSION ACTION: (JANUARY 29, 2015) Mr. Jacob Chi, Rowan Development, was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial. Mr. Chi addressed the Commission on the merits of his request. He stated the development was proposed as Phase II of an existing development owned by his family. He stated the existing development was completed in 2012. He stated the units were one and two bedroom units. He stated most of the residents telecommuted from home to work. He stated the development maintained a ninety-six percent occupancy rate. He stated the units were not classified as affordable housing. He stated the development was a $12.7-millor dollar investment. He stated there were $1.2-millon dollars in site development costs. Mr. Chi stated in visiting with the area residents it appeared traffic was the main concern. He stated the City did not have plans to widen Kanis Road nor improve the intersection of Kanis/Cooper Orbit/Kirby Roads. He stated how traffic flowed through the intersection impacted the adjacent streets and traffic in the area. He stated at this location Kanis Road carried 11,000 vehicles per day. He stated based on these traffic counts this did not warrant a traffic signal. He stated the speeds of cars was also a concern. He stated Kanis Road was an 18 -foot roadway with open ditches. He stated the normal City street had shoulders and 10 -foot travel lanes. Mr. Chi stated his company did not own the property at the intersection. He stated his company could not make improvements to property they did not own. He stated the topography of this site was such that site development costs were near $1.2-millon dollars in dirt work. He stated he did not feel opposition to the development was the solution to the problem. He stated based on the current needs of the City the only way Kanis Road would be constructed was through private development. He stated his goal was to improve this area of the City by extending water, sewer, streets and sidewalks. Mr. Charles Collins addressed the Commission in opposition. He stated his home was located across Kirby Road from the proposed development. He provided the Commission with photos of the site looking from his front door and from the property to his front door. He stated his driveway was located near the entrance to the apartment development. He stated his concern was an increase in density. He stated he felt this would cause an increase in crime. He stated he felt the development would impact his property value. Mr. Ross Phillips addressed the Commission in opposition of the request. He stated he lived in the Spring Valley Manor Subdivision and had lived there for 26 -years. He stated his concern was the number of apartments proposed for development in the area. He stated he was not opposed to development but was opposed to the concentration of 12 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C apartments in one area. He stated he preferred the Commission to follow the land use plan and not approve the development. Ms. Linda Collins addressed the Commission in opposition of the request. She stated she was a resident of the Kanis Creek Subdivision. She stated Mr. Chi had met with the residents of Kanis Creek and explained his development. She stated her concern was not the quality of the development. She stated Mr. Chi's development was top quality. She stated her concern was density. She stated she felt the development was too intense for the area. She stated the roads were not constructed for the additional traffic the apartments would generate. She stated 10 units per acre was much different than 18 units per acre. She stated she would prefer a mixed use development in the area. Ms. Amy Pierce addressed the Commission in opposition of the request. She stated she was a resident of the Woodlands Edge Subdivision and was opposed to the density of the development. She stated residents exiting the Woodlands Edge Subdivision onto Kanis Road had difficulty turning left. She stated she was concerned with the number of apartments proposed for Kanis Road. Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated her home was located on Cooper Orbit Road. She stated her concern was the same as staff's concern which was the density of the development. She stated she felt the construction of seven buildings on 4.1 -acres was too intense. She stated the new construction was proposed at 30.7 -units per acre which she felt was a significant consideration. She stated traffic was a concern but not the only concern of the area residents. She stated there was no bus service in the area and the only parks were privately owned. She stated the City was aiding the residents and property owners in the area in developing a Design Overlay District for the area. She stated she felt the DOD should be completed before the Commission approved any further development in the area. Mr. Alvin Weintraub addressed the Commission in opposition of the request. He stated there were 600 homes in the Woodlands Edge Subdivision and lots were currently being developed for future home sites. He stated there was a 170 -unit apartment complex located at Kanis and Cooper Orbit that had been approved and was currently under construction. He stated traffic and density were two concerns of the residents. He stated turning left onto Kanis Road at 5:00 pm was difficult. He stated the area did not need an overflow of apartments. He stated the area had seen an increase in crime. He stated the area did not need additional apartments at this time. Mr. Greg Jones addressed the Commission in opposition of the request. He stated he was on the Woodlands Edge Homeowners Association Board. He stated his concern was density. He stated in 2008 AHTD indicated there were 8,100 vehicles per day at this intersection. He stated current numbers indicated 11,000 vehicles per day. He stated this was a 35.8 percent increase in traffic on Kanis Road. He stated with the 13 January 29, 2015 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7665-C current units approved including Panther Branch and Capitol Hills and additional 550 units were approved or being constructed in the area. He stated trip generation for an apartment development was 6.7 trips per day per unit. He stated with the additional multi -family proposed for the area this would generate 3,700 trips per day which was a 34 percent increase over last year. He stated the main concerns were traffic and density. Ms. Cathi Watkins addressed the Commission in opposition of the request. She stated the neighborhoods were in the process of developing a Design Overlay District for the area. She stated the concepts were being developed and meetings with the property owners were taking place. She stated the residents would like to have the DOD in place before any additional development was approved. She stated the number of police officers for the area had been decreased by ten percent. She stated there were no public parks in the area for the residents to enjoy. Ms. Ruth Bell, League of Women Voters Pulaski County, addressed the Commission in opposition of the request. She stated the League had long been an advocate for a Design Overlay for Kanis Road. She stated the density of the developments was too intense. She stated there was a tipping point on all development and a point when capacity was reached. She stated when this happened there was a decline in the livability of a neighborhood. She stated the Commission should stick with the plan. She stated once all infrastructure was in place then additional density could be considered. Mr. Chi addressed the Commission outlining the resident's concerns. He stated the City had no plans to improve the area roads and extend the City services to these properties. He stated the only way improvements would be completed was by private development. He stated he did not want to leave development of this area to other developers who did not develop property responsibly. He stated his family developed property to maintain ownership and improve the area and quality of life for the residents. Commissioner Bubbus questioned the improvements the developer would complete with this project. Mr. Chi stated drainage and street construction would be completed on Kirby Road adjacent to the development. Commissioner Bubbus stated no improvements to the intersection of Kanis and Kirby would be completed. Mr. Chi stated he did not own the property at the intersection. Commissioner Nunnley stated the improvements proposed by Mr. Chi's development would not improve the intersection of Kanis and Kirby Roads. He stated residents of Mr. Chi's development would impact this intersection greatly because residents would be traveling both east and west on Kanis to access shopping. Commissioner Berry questioned if a market analysis had been completed for the site. Mr. Chi stated his family had prepared a market analysis and based on the occupancy rate of the existing development he felt the units were warranted. Commissioner Berry 14 January 29, 2015 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z -7665-C noted the Little Rock market was over capacity and he felt if 1 o'clock was the breaking point the City was at 12:45. He stated the City was 8.2 percent over the national average for vacancies of multi -family developments. Mr. Chi stated there was a shift in mindset. He stated less and less people wanted to own and more wanted to rent. He stated he felt the vacancies were in the lower tier of apartment developments, the ones constructed 30 to 40 years ago. He stated the tier one apartments were maintaining occupancies at a higher rate. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes, 0 absent and 1 open position. 15 ITEM NO.: 9, Z -7665-C NAME: Rowan Park at Kanis Revised Long -form PD -R LOCATION: located at 1000 Kirby Road Plannina 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 January 14, 2015. The Office of Planning and Development must receive the proof of notice no later than January 23, 2015. 2. The cover letter indicates the new units will utilize the existing unit's amenities. The site plan does not include an access from the new to the old units. 3. Provide the setback dimensions for the existing and proposed buildings. 4. What is the area indicated on the site plan "area proposed new construction"? 5. Provide the call box and turn -around for the new driveway. 6. Provide details of any proposed fencing including location, total height and construction material. 7. Will the hours of dumpster service be limited? If so provide a note on the site plan indicting the hours of service. 8. Provide the maximum building height proposed for the structures. 9. The elevation provided indicates a combination of materials including brick, stone, and masonry. Are these the materials proposed for the new construction? 10. Will there be an identification sign for the new units? If so provide the location and details for the proposed sign including total height and total sign area. 11. Provide the percentage of building coverage, the percentage of paved area and the percentage of landscape area for the existing and new development on the site plan. 12. Will the new units have covered parking other than the two (2) buildings indicated on the site plan? Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria. 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. 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. If proposed to constructed in more than 1 phase, is advanced grading proposed to occur on future phases with construction of phase 1? Is grading proposed to occur west of the units on lot 2? 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 to determine if variances will be needed for proposed retaining walls, slopes, and to determine the extent of proposed grading. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is 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 Greg Simmons, Traffic Engineering at 501.379.1813; gsimmons@littlerock.org for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a collector street is 250 feet between driveways. The proposed driveway does not meet that spacing requirement. A driveway spacing variance must be requested. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification was provided and is being reviewed by staff. The middle of the proposed driveway should be staked and flagged for staff to visit the site and observe vehicles. 9. 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. 10. Prior to construction of retaining walls, a 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. 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 501.371.4646; mglasgow@littlerock.org for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project by extension of private main. Capacity fee analysis required. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal as single phase power is available from the east side of Kirby Road. Contact Entergy in advance to discuss service needs and facilities locations. Centerpojnt 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service 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. 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. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. 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: 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. Laa&ng: 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. 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: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. 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. 6. 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. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Development - 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). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently not served by CATA at this location. This location is currently in CATA's long range planning. The proposal has no impacts on service and does not impede pedestrian access to transit. Impressive pedestrian amenities demonstrated on the site plan indicates a multi -modal approval to community building by the developer. CATA encourages and supports this approach as the community expands allowing residents a transportation choice. Parks and Recreation: No comment received. Building Code: Project is subject to full commercial plan review 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; malderferC7littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Public Institutional (PI) and Residential Medium Density (RM) for this property. The Public Institutional (PI) category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) and PRD (Planned Residential District) to PDR (Planned District Residential) for expansion of an existing apartment complex on to adjacent land. Master Street Plan: Kirby Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the city's landscape ordinance requirements. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines 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). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. 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. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 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/Dian; Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, January 14, 2015. RESPONSES TO LITTLE ROCK PLANNING STAFF COMMENTS ROWAN PARK AT KANIS REVISED LONG FORM PD -R Planning Staff Comments: 1. Will comply. 2. The site plan has been revised to show sidewalk access to the existing community amenities. 3. Will comply. 4. The area indicated as "area proposed new construction" is comprised of the 4.1 acres acquired from the Disciples of Arkansas Church located to the north of the existing Rowan Park at Kanis multi -family development. It does not comprise any of the property owned by the Smith Family, `located to the west of the existing Rowan Park at Kanis community. 5. Will comply. 6. The existing 6' wooden fence along the current Rowan Park at Kanis community will be taken down. A 6' wooden fence will be constructed along the northern and western boundaries of the property. A 6' black iron fence will be constructed along the eastern boundary of the property and connected to existing fencing along Kirby Road. 7. Dumpster service will be limited to 8pm-6pm. Notes will be added to the site plan. 8. 47' 9. Yes. 10.A 10'x10' Sign is proposed. It's location is noted on the site plan. 11. Percentages of each category requested are noted on the site plan. 12. No other covered parking will be provided besides the proposed garages. Variance/Waivers: We concur. Public Works Conditions: 1. Will comply. 2. Will comply. There will be no advanced grading. All new construction will occur in one phase. 3. Will comply. 4. Will comply. 5. Will comply. 6. Will comply. 7. A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria is being requested at this time. 8. The corresponding letter from Peters Engineering has been provided to Staff. To our knowledge, Staff has inspected field conditions and indicated that it approves of the proposed driveways placement along Kirby Road. Positioning of the proposed driveway along Kirby Road has been staked and marked. 9. 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. 10. Will comply. 11. Will comply. Utilities and Fire Department/County Planning: Wastewater: We concur. Enterav: We concur. Centerpoint Energy: We concur_ AT & T. We concur. Central Arkansas Water: 1. Will comply. 2. Will comply. 3. Will comply. 4. Will comply. 5. Will comply. 6. Will comply. 7. Will comply. 8. Will comply. 9. We concur. Fire Department: Fire Hydrants: Will comply. Loading: Will comply. Dead Ends: Will comply. Gates: Will comply. Multi -Family Residential Develo ments: Will comply. One approved fire apparatus access road will be provided as all buildings will be equipped with automatic sprinkler systems. Fire Hydrants: Will comply. County Planning: We concur. CATA: We concur. Parks and Recreation: We concur. Building Code: Will comply. Planning Division. We concur. Master Street Plan: We concur. Rowan Development has previously widened and improved Kirby Road along the property frontage of both existing and proposed phases of Rowan Park at Kanis. Bicycle Plan: We concur. Landscape: 1. Will comply. 2. Will comply. 3. Will comply. 4. Will comply. 5. Will comply. 6. Will comply. 7. Will comply. 8. Will comply.