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HomeMy WebLinkAboutZ-8169 Staff AnalysisFILE NO.: Z-8169 NAME: UALR Student Housing Long -form PD-R LOCATION: Located South of Asher Avenue, East of University Avenue DEVELOPER: Place Properties 5215 N. O'Conner Boulevard Suite 200 Irving, TX 75039 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 1-2 and C-3 FT. NEW STREET: 0 LF Light Industrial Uses and General Commercial Uses -M - Student Housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Place Properties an Atlanta based Student Housing Developer is proposing to develop 192 units on this 12.54 acre site which is know as the Coleman Dairy property. The project consists of eleven three story garden style apartment buildings and a one story community building. Exterior finish for the apartment buildings is painted horizontal fiber cement siding with painted fiber cement accent trim. The roofs are composition shingles and a 6:12 pitch. The community building is stone with some stucco, cast stone and wood accents. The majority of its roof is composition shingles at a 6:12 pitch with some standing seam metal accents. The property will be a secured site with controlled access gates allowing only residents to enter the property. Security cameras will be placed around the clubhouse and at a few strategic locations around the FILE NO.: Z-8169 (Cont. property. The clubhouse will consist of offices and leasing space for the management staff as well as a shop for the full time maintenance staff. Resident amenities will include such things as a fitness center featuring various cardiovascular equipment, weight machines and free weights, a club area with pool table, foosball and other gaming activities as well as casual gathering space for resident use. The site amenities will include a resort style swimming pool, basketball court and sand volley ball court. The property will be professionally managed by Place Management Group who will staff the property with approximately eight full time employees including a business manager, leasing manager, leasing staff and maintenance staff. Place Management Group will also employ several part-time Community Assistance persons who are residents/students that live on the property. B. EXISTING CONDITIONS: The site is the "old" Coleman Dairy site and the `old" Asher Drive-in. The buildings are remaining on the Coleman property and there is a building located on the drive-in property. The site is located near the Asher/Colonel Glenn/South University Avenue intersection and area has developed with predominately commercial uses along these roadways. To the south is property owned by UALR and is proposed for athletic fields. To the east is a vacant R-2 zoned property with a creek bisecting the property mid -point. Further north of the site is the UALR Campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The South of Asher and the Curran Conway Neighborhood Associations, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing median east of the proposed driveway should be removed and striping provided for a left turn lane on Asher Avenue into the site. The left turn lane should provide 200 feet of stacking capacity. The existing median located west of the new driveway should be partially removed to provide a left turn lane into Campus Drive and left turns from the site. The left turn lane should provide 200 feet of stacking capacity. 2. All existing curb cuts should be closed with curb and gutter per AHTD standards. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E FILE NO.: Z-8169 Cont. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Private access is proposed through this property. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb with sidewalks on both sides. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A portion of this property is located in the 100-year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of 30 feet from the call box to the street proposed curb must also be provided. The entrance gate area should be redesigned. It will be difficult for vehicles to maneuver through the gate from the call box location. Contact Bill Henry, Traffic Engineering, at 379-1816 if you have any questions or desire additional information. 10. 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) 379-1805 (Travis Herbner). 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Provide a Traffic Impact Study for the intersection Asher Avenue, Campus Drive, and proposed access easement taking into account the proposed project, future UALR plans, pedestrian crossings, and future uses of the property to the south. Contact Bill Henry, Traffic Engineering, at 379-1916 for additional information. 13. Provide design of the intersection including left turn lanes, pedestrian crossings on both sides of the intersection and pedestrian refuge islands. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 15. The off-street parking located between Asher Avenue and the entrance gate into the development should be removed. Q FILE NO.: Z-8169 (Cont.) 16. Streetlights are required on Asher and on the street along the east property line. 17. Provide traffic impact study for all traffic and pedestrian activity. Study shall include signal warrants analysis for the intersection of Asher and Campus Drive. 18. Construct eastbound right turn lane into site with 250' of storage. 19. Reconfigure median islands on Asher to increase left turn storage into Campus Drive and remove left turn storage currently for westbound left turns into Village Shopping Center. 20. Reconfigure existing entrance into Village Shopping Center as right turn in and out only. 21. Remove the parking shown on the access drive from Asher to just south of proposed entry drive. No Parking on access drive within 50' of entrance drive. 22. Provide right turn lane into access drive for stacking due to gate access. 23. Construct sidewalks and rebuild curbs on Asher along north property line. 24. Construct "T" turn around at the end of the access drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Relocation of existing sewer main is required prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. 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. M FILE NO.: Z-8169 (Cont. Fire Department: Place fire hydrant County Planning: No comment. s CATA: The site is located near CATA Bus Routes #14 — the Rosedale Route and #17A the Mabelvale UALR Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning to allow 192 units of student housing to be constructed on the site. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-09-02). Master Street Plan: Asher Avenue is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The Oak Forest Neighborhood Action Plan covers the application area. Their community image goal states a need to "eliminate vacant or blighted structures." The housing goal also calls for the construction of new residential units. The application would remove the old Coleman Dairy site and the old drive in and replace it with new multi family housing. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9') wide landscape strip along all perimeters of the property. Site plan appears short in some areas. A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a fifty foot wide (50) land use buffer between the proposed new road and the residential property to the east. Seventy percent (70%) of these buffers are to remain undisturbed. 5 FILE NO.: Z-8169 (Cont. 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated a CATA Bus pull -off may be required and requested the applicant contact CATA to determine if a pull -off would be required. Staff also stated the access easement should be indicated as a 60-foot access and utility easement to meet commercial street design standards. Staff also requested the developer provide the proposed construction materials, the building height and the proposed fencing material. Public Works comments were addressed. Staff stated a traffic impact study would be required to determine the impact on Asher Avenue, Campus Drive and the proposed access easement. Staff also stated a turn around should provide for a WB-30 vehicle attempting to enter the gated development. Staff stated a secondary access for emergency vehicles would be required to allow access to the site if for some reason the main entrance was blocked. Landscaping comments were addressed. Staff stated a nine foot landscape strip would be required along all perimeters. Staff also stated a 50-foot land use buffer would be required along the eastern perimeter of the site adjacent to the service drive. Staff stated interior landscape islands would be required at a minimum of 300 square feet in area. 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 February 8, 2007, Subdivision Committee meeting. The applicant has indicated a bus pull -off for CATA, indicated the access easement as a 0 FILE NO.: Z-8169 (Cont. 60-foot access and utility easement and indicated sidewalks on both sides of the easement. The applicant has also provided a secondary entrance to the development. The site plan indicates the placement of a seven foot landscape strip along the perimeters of the site. The site is located east of University Avenue, the designated mature area of the City which allows the minimum landscape strip to be reduced to six feet nine inches. The site plan indicates interior landscaping will be added per minimum ordinance standards. The site plan indicates the development will be constructed in a single phase. There are a total of eleven residential buildings and a community building. The development is proposed as a gated community and fencing is proposed around the perimeter of the site. Fencing is proposed six feet in height and constructed of brick, wrought iron and wood. The units are proposed as three story buildings with a maximum height of 35-feet. The construction materials are brick, brick and stone, stucco, siding and wood. Three building footprints are proposed. Building footprint I contains twenty-four one bed, one bath units with a total of twenty-four beds per building. Building 9 is proposed as this prototype. Building footprint II is proposed with twelve four bed, four bath units and twelve two bed, two bath units. There are seventy-two beds per building. Buildings 2, 4, 5 and 8 are proposed as this prototype. Building footprint III is proposed containing twelve four bedroom four bath units. There are forty-eight beds per building. Buildings 6, 7, 10 — 12 are proposed as this prototype. A total of 192 units are proposed with a total of 600 beds. The site plan indicates the placement of 600 parking spaces. The parking is indicated with 589 resident spaces and 11 visitor spaces. The resident parking is proposed with 190 covered parking spaces and 399 uncovered parking spaces. A single ground mounted sign is proposed near the entrance to the development from Asher Avenue. The sign is proposed with a maximum height of six feet and a total sign area not to exceed thirty-two square feet. The signage is consistent with signage allowed in multi -family zones. The development is proposed as a gated community. Concerns were raised at the February 8, 2007, Subdivision Committee meeting related to the gated entrance. The revised site plan has not provided a turn around as requested by staff sufficient to accommodate a WB-30 vehicle attempting to enter the gated development. Staff also has concerns with the placement of the call box. The entrance as indicated does not allow sufficient stacking outside the access and utility easement. The access and utility easement is to function as a City street. Staff is concerned with the lack of on -site stacking. The stacking will occur on the easement. The revised site plan does not include the land use buffer along the eastern perimeter of the site. The zoning ordinance would typically require the placement of a 50-foot landscape strip along the eastern perimeter where abutting 7 FILE NO.: Z-8169 (Cont.) residentially zoned or used property. Portions of this area are located in the floodplain and floodway of a drainage structure which bisects the adjoining property. The property is indicated as Light Industrial on the City's Future Land Use plan and is not likely to develop with a residential use. Staff is supportive of the buffer as indicated on the site plan. The applicant has not provided staff with the requested traffic study. Staff requested the applicant provide a traffic impact study to determine the impact on Asher Avenue, Campus Drive and the proposed access easement. The developers have committed to funding the cost of a traffic signal at the intersection of Campus Drive, Asher Avenue and the access easement should a signal be warranted. Staff is supportive of this agreement. Staff is supportive of the development concept and many aspects of the development. The development is proposed to fill a housing need for the campus in dormitory style housing but funded by a private developer. The units will be arranged around centralized kitchen and den area with private bedroom and baths. A community building is proposed within the development to serve as common public space. In addition, the site will contain a swimming pool, basketball court and volleyball pit. Staff does have concerns with the indicated gated entrance and the lacking of stacking outside the service easement. Staff feels the applicant should address this concern by eliminating the gate or by reworking the entrance to allow adequate stacking, a minimum of 40-feet from the curb line, outside the service easement. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 28, 2007, the applicant submitted a request for a deferral of the item to the March 15, 2007, public hearing. Staff stated the deferral would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. A motion was made to waive the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to place the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 15, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant had worked out staff's concerns FILE NO.: Z-8169 (Cont. related to the proposed street design and access to the site. Staff stated the developer had agreed to construct a signal for pedestrian access from the development to UALR and agreed to construct a left turn lane in each direction on Asher Avenue. Staff stated the drive to the development would be constructed as a 24-foot roadway to serve the development and property to the south of the site. Staff stated the maximum building height proposed was 40-feet rather than the 35-feet indicated in the write-up. Staff stated the developer would construct a perimeter fence constructed of brick, wood or wrought iron or a combination of these materials. Staff stated the development would have a manager on -site during normal office hours but an on -site manager would not be present 24-hours per day. Staff presented a recommendation of 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 also presented additional conditions that the left turn lanes on Asher Avenue be added in both directions and a traffic signal be installed to allow pedestrian access from the site to the UALR campus. Staff stated the development was referred to as UALR Student Housing but was not funded by UALR. Staff stated the development would be solely funded and constructed by a private developer. 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 8 ayes, 0 noes and 3 absent. 9 March 15, 2007 ITEM NO.: G.1 NAME: UALR Student Housing Long -form PD-R FILE NO.: Z-8169 LOCATION: Located South of Asher Avenue, East of University Avenue DEVELOPER: Place Properties 5215 N. O'Conner Boulevard Suite 200 Irving, TX 75039 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 12.606 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 1-2 and C-3 FT. NEW STREET: 0 LF Light Industrial Uses and General Commercial Uses -M PROPOSED USE: Student Housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Place Properties an Atlanta based Student Housing Developer is proposing to develop 192 units on this 12.54 acre site which is know as the Coleman Dairy property. The project consists of eleven three story garden style apartment buildings and a one story community building. Exterior finish for the apartment buildings is painted horizontal fiber cement siding with painted fiber cement accent trim. The roofs are composition shingles and a 6:12 pitch. The community building is stone with some stucco, cast stone and wood accents. The majority of its roof is composition shingles at a 6:12 pitch with some standing seam metal accents. The property will be a secured site with controlled access March 15, 2007 SUBDIVISION ITEM NO.: G.1 (Cont. gates allowing only residents to enter the property. Security cameras will be placed around the clubhouse and at a few strategic locations around the property. The clubhouse will consist of offices and leasing space for the management staff as well as a shop for the full time maintenance staff. Resident amenities will include such things as a fitness center featuring various cardiovascular equipment, weight machines and free weights, a club area with pool table, foosball and other gaming activities as well as casual gathering space for resident use. The site amenities will include a resort style swimming pool, basketball court and sand volley ball court. The property will be professionally managed by Place Management Group who will staff the property with approximately eight full time employees including a business manager, leasing manager, leasing staff and maintenance staff. Place Management Group will also employ several part-time Community Assistance persons who are residents/students that live on the property. B. EXISTING CONDITIONS: The site is the 'old" Coleman Dairy site and the "old" Asher Drive-in. The buildings are remaining on the Coleman property and there is a building located on the drive-in property. The site is located near the Asher/Colonel Glenn/South University Avenue intersection and area has developed with predominately commercial uses along these roadways. To the south is property owned by UALR and is proposed for athletic fields. To the east is a vacant R-2 zoned property with a creek bisecting the property mid -point. Further north of the site is the UALR Campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The South of Asher and the Curran Conway Neighborhood Associations, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS. - PUBLIC WORKS CONDITIONS: 1. The existing median east of the proposed driveway should be removed and striping provided for a left turn lane on Asher Avenue into the site. The left turn lane should provide 200 feet of stacking capacity. The existing median located west of the new driveway should be partially removed to provide a left turn lane into Campus Drive and left turns from the site. The left turn lane should provide 200 feet of stacking capacity. 2 March 15, 2007 SUBDIVISION ITEM NO.: GA (Cont. FILE NO.: Z-8169 2. All existing curb cuts should be closed with curb and gutter per AHTD standards. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Private access is proposed through this property. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb with sidewalks on both sides. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A portion of this property is located in the 100-year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of 30 feet from the call box to the street proposed curb must also be provided. The entrance gate area should be redesigned. It will be difficult for vehicles to maneuver through the gate from the call box location. Contact Bill Henry, Traffic Engineering, at 379-1816 if you have any questions or desire additional information. 10. 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) 379-1805 (Travis Herbner). 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Provide a Traffic Impact Study for the intersection Asher Avenue, Campus Drive, and proposed access easement taking into account the proposed project, future UALR plans, pedestrian crossings, and future uses of the property to the south. Contact Bill Henry, Traffic Engineering, at 379-1916 for additional information. 13. Provide design of the intersection including left turn lanes, pedestrian crossings on both sides of the intersection and pedestrian refuge islands. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 3 March 15, 2007 SUBDIVISION ITEM NO.: G.1 (Cont. FILE NO.: Z-8169 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 15. The off-street parking located between Asher Avenue and the entrance gate into the development should be removed. 16. Streetlights are required on Asher and on the street along the east property line. 17. Provide traffic impact study for all traffic and pedestrian activity. Study shall include signal warrants analysis for the intersection of Asher and Campus Drive. 18. Construct eastbound right turn lane into site with 250' of storage. 19. Reconfigure median islands on Asher to increase left turn storage into Campus Drive and remove left turn storage currently for westbound left turns into Village Shopping Center. 20. Reconfigure existing entrance into Village Shopping Center as right turn in and out only. 21. Remove the parking shown on the access drive from Asher to just south of proposed entry drive. No Parking on access drive within 50' of entrance drive. 22. Provide right turn lane into access drive for stacking due to gate access. 23. Construct sidewalks and rebuild curbs on Asher along north property line. 24. Construct "T" turn around at the end of the access drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Relocation of existing sewer main is required prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter- : No comment received. Center -Point Energy: Approved as submitted. 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. 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 2 March 15, 2007 SUBDIVISION ITEM NO.: G.1 Cont. FILE NO.: Z-8169 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. The development is required to maintain a minimum gate opening of 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #14 — the Rosedale Route and #17A the Mabelvale UALR Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning to allow 192 units of student housing to be constructed on the site. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-09-02). Master Street Plan: Asher Avenue is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The Oak Forest Neighborhood Action Plan covers the application area. Their community image goal states a need to "eliminate vacant or blighted structures." The housing goal also calls for the construction of new residential units. The application would remove the old Coleman Dairy site and the old drive in and replace it with new multi family housing. 5 March 15, 2007 SUBDIVISION ITEM NO.: GA (Cont. Lance: FILE NO.: Z-8169 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9') wide landscape strip along all perimeters of the property. Site plan appears short in some areas. A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a fifty foot wide (50) land use buffer between the proposed new road and the residential property to the east. Seventy percent (70%) of these buffers are to remain undisturbed. 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated a CATA Bus pull -off may be required and requested the applicant contact CATA to determine if a pull -off would be required. Staff also stated the access easement should be indicated as a 60-foot access and utility easement to meet commercial street design standards. Staff also requested the developer provide the proposed construction materials, the building height and the proposed fencing material. Public Works comments were addressed. Staff stated a traffic impact study would be required to determine the impact on Asher Avenue, Campus Drive and the proposed access easement. Staff also stated a turn around should provide for a WB-30 vehicle attempting to enter the gated development. Staff stated a secondary access for emergency vehicles would be required to allow access to the site if for some reason the main entrance was blocked. C March 15, 2007 SUBDIVISION ITEM NO.: G.1 (Cont. FILE NO.: Z-8169 Landscaping comments were addressed. Staff stated a nine foot landscape strip would be required along all perimeters. Staff also stated a 50-foot land use buffer would be required along the eastern perimeter of the site adjacent to the service drive. Staff stated interior landscape islands would be required at a minimum of 300 square feet in area. 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 February 8, 2007, Subdivision Committee meeting. The applicant has indicated a bus pull -off for CATA, indicated the access easement as a 60-foot access and utility easement and indicated sidewalks on both sides of the easement. The applicant has also provided a secondary entrance to the development. The site plan indicates the placement of a seven foot landscape strip along the perimeters of the site. The site is located east of University Avenue, the designated mature area of the City which allows the minimum landscape strip to be reduced to six feet nine inches. The site plan indicates interior landscaping will be added per minimum ordinance standards. The site plan indicates the development will be constructed in a single phase. There are a total of eleven residential buildings and a community building. The development is proposed as a gated community and fencing is proposed around the perimeter of the site. Fencing is proposed six feet in height and constructed of brick, wrought iron and wood. The units are proposed as three story buildings with a maximum height of 35-feet. The construction materials are brick, brick and stone, stucco, siding and wood. Three building footprints are proposed. Building footprint I contains twenty-four one bed, one bath units with a total of twenty-four beds per building. Building 9 is proposed as this prototype. Building footprint II is proposed with twelve four bed, four bath units and twelve two bed, two bath units. There are seventy-two beds per building. Buildings 2, 4, 5 and 8 are proposed as this prototype. Building footprint III is proposed containing twelve four bedroom four bath units. There are forty-eight beds per building. Buildings 6, 7, 10 — 12 are proposed as this prototype. A total of 192 units are proposed with a total of 600 beds. The site plan indicates the placement of 600 parking spaces. The parking is indicated with 589 resident spaces and 11 visitor spaces. The resident parking is proposed with 190 covered parking spaces and 399 uncovered parking spaces. A single ground mounted sign is proposed near the entrance to the development from Asher Avenue. The sign is proposed with a maximum height of six feet and 7 March 15, 2007 SUBDIVISION ITEM NO.: G.1 (Cont. FILE NO.: Z-8169 a total sign area not to exceed thirty-two square feet. The signage is consistent with signage allowed in multi -family zones. The development is proposed as a gated community. Concerns were raised at the February 8, 2007, Subdivision Committee meeting related to the gated entrance. The revised site plan has not provided a turn around as requested by staff sufficient to accommodate a WB-30 vehicle attempting to enter the gated development. Staff also has concerns with the placement of the call box. The entrance as indicated does not allow sufficient stacking outside the access and utility easement. The access and utility easement is to function as a City street. Staff is concerned with the lack of on -site stacking. The stacking will occur on the easement. The revised site plan does not include the land use buffer along the eastern perimeter of the site. The zoning ordinance would typically require the placement of a 50-foot landscape strip along the eastern perimeter where abutting residentially zoned or used property. Portions of this area are located in the floodplain and floodway of a drainage structure which bisects the adjoining property. The property is indicated as Light Industrial on the City's Future Land Use plan and is not likely to develop with a residential use. Staff is supportive of the buffer as indicated on the site plan. The applicant has not provided staff with the requested traffic study. Staff requested the applicant provide a traffic impact study to determine the impact on Asher Avenue, Campus Drive and the proposed access easement. The developers have committed to funding the cost of a traffic signal at the intersection of Campus Drive, Asher Avenue and the access easement should a signal be warranted. Staff is supportive of this agreement. Staff is supportive of the development concept and many aspects of the development. The development is proposed to fill a housing need for the campus in dormitory style housing but funded by a private developer. The units will be arranged around centralized kitchen and den area with private bedroom and baths. A community building is proposed within the development to serve as common public space. In addition, the site will contain a swimming pool, basketball court and volleyball pit. Staff does have concerns with the indicated gated entrance and the lacking of stacking outside the service easement. Staff feels the applicant should address this concern by eliminating the gate or by reworking the entrance to allow adequate stacking, a minimum of 40-feet from the curb line, outside the service easement. March 15, 2007 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8169 STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 28, 2007, the applicant submitted a request for a deferral of the item to the March 15, 2007, public hearing. Staff stated the deferral would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. A motion was made to waive the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to place the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 15, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant had worked out staff's concerns related to the proposed street design and access to the site. Staff stated the developer had agreed to construct a signal for pedestrian access from the development to UALR and agreed to construct a left turn lane in each direction on Asher Avenue. Staff stated the drive to the development would be constructed as a 24-foot roadway to serve the development and property to the south of the site. Staff stated the maximum building height proposed was 40-feet rather than the 35-feet indicated in the write-up. Staff stated the developer would construct a perimeter fence constructed of brick, wood or wrought iron or a combination of these materials. Staff stated the development would have a manager on -site during normal office hours but an on -site manager would not be present 24-hours per day. Staff presented a recommendation of 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 also presented additional conditions that the left turn lanes on Asher Avenue be added in both directions and a traffic signal be installed to allow pedestrian access from the site to the UALR campus. Staff stated the development was referred to as UALR Student Housing but was not funded by UALR. Staff stated the development would be solely funded and constructed by a private developer. 1.1 March 15, 2007 SUBDIVISION ITEM NO.: GA (Cont.) FILE NO.: Z-8169 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 8 ayes, 0 noes and 3 absent. 10 ITEM NO.: 17. Z-8169 NAME: UALR Student Housing Long -form PD-R LOCATION: located South of Asher Avenue, East of University Avenue 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 February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. Provide details of the proposed perimeter fencing including construction material and height. 3. Provide details of any proposed signage including location, total height and area. 4. Provide the building type on each of the proposed buildings on the site plan. 5. The indicated parking does not have adequate landscape islands as required by the Landscape Ordinance. This will result in a loss of the number of proposed parking spaces. 6. Label the access easement as a 60-foot access easement. 7. Provide a note concerning the total number of floors and the total building height in the general notes section of the site plan. 8. This location should be considered for a CATA Bus pull -off. Contact CATA to determine if a pull -off is desired or needed. 9. From a building code perspective how will the electrical be handled for the residents including the placement of numerous hotplates, microwaves, refrigerators within one unit and a number of units within the building? Variance/Waivers: None requested. Public Works Conditions: 1. The existing median east of the proposed driveway should be removed and striping provided for a left turn lane on Asher Avenue into the site. The left turn lane should provide 200 feet of stacking capacity. The existing median located west of the new driveway should be partially removed to provide a left turn lane into Campus Drive and left turns from the site. The left turn lane should provide 200 feet of stacking capacity. 2. All existing curb cuts should be closed with curb and gutter per AHTD standards. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. Private access is proposed through this property. In accordance with Section 31- Item # 17.1 207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb with sidewalks on both sides. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. A portion of this property is located in the 100-year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of 30 feet from the call box to the street proposed curb must also be provided. The entrance gate area should be redesigned. It will be difficult for vehicles to maneuver through the gate from the call box location. Contact Bill Henry, Traffic Engineering, at 379-1816 if you have any questions or desire additional information. 10. 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) 379-1805 (Travis Herbner). 11.If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Provide a Traffic Impact Study for the intersection Asher Avenue, Campus Drive, and proposed access easement taking into account the proposed project, future UALR plans, pedestrian crossings, and future uses of the property to the south. Contact Bill Henry, Traffic Engineering, at 379-1916 for additional information. 13. Provide design of the intersection including left turn lanes, pedestrian crossings on both sides of the intersection and pedestrian refuge islands. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 15. The off-street parking located between Asher Avenue and the entrance gate into the development should be removed. Utilities and Fire Department/County Planning: Wastewater: Relocation of existing sewer main is required prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal Item # 17.1 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. The development is required to maintain a minimum gate opening of 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #14 — the Rosedale Route and #17A the Mabelvale UALR Route. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning to allow 192 units of student housing to be constructed on the site. A land use plan amendment for a change to Multi Family is a separate item on this agenda (LU07-09-02). Master Street Plan: Asher Avenue is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The Oak Forest Neighborhood Action Plan covers the application area. Their community image goal states a need to "eliminate vacant or blighted structures." The housing goal also calls for the construction of new residential units. The application would remove the old Coleman Dairy site and the old drive in and replace it with new multi family housing. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9') wide landscape strip along all perimeters of the property. Site plan appears short in some areas. A variance must be obtained from the City Beautiful Commission for approval prior to the issuance of a building permit. Item # 17.1 3. The zoning buffer ordinance requires a fifty foot wide (50) land use buffer between the proposed new road and the residential property to the east. Seventy percent (70%) of these buffers are to remain undisturbed. 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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, February 14, 2007. Item # 17.1