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HomeMy WebLinkAboutZ-8235-A Staff AnalysisITEM NO.: 12. NAME: The Village at Hidden Creek Apartments Long -form PD-R Z-8235-A LOCATION: located North of Stagecoach Road near the County Line on Hidden Creek Boulevard, a new, not dedicated, City street 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 notices must be mailed no later than July 23, 2008. The Office of Planning and Development must receive the proof of notice no later than August 1, 2008. 2. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 3. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 4. Provide a survey of the overall boundary of the property. The lot proposed for development is indicated without public street frontage. Extend Hidden Creek Boulevard to the property boundary. 5. Will the development be a gated community? If so provide the location of the proposed gates and provide the proper turn -around. 6. Provide details of the proposed grading plan. 7. Will the development contain covered parking spaces? If so provide the location for the proposed covered spaces. 8. Provide the location of the proposed dumpster facilities including a note concerning the required screening. Will the dumpster hours of service be limited to daylight hours? 9. Provide details of any proposed fencing including the location, height and proposed construction materials. 10. Provide details of the proposed signage including total height and total area. 11. Dimension all building setback, dimensions of landscape areas and between buildings. 12. Provide details of the proposed amenities. Will the site contain a playground area and if so provide details of the proposed activities within the playground area. 13. Provide the maximum building height proposed for the units. Provide the number of floors proposed for the buildings. Variance/Waivers: A variance from the Land Alteration Ordinance to allow this site to receive excess dirt from Item 5 - Z-4213-J. Public Works Conditions: 1. Are gates proposed for the apartment development? If so a vehicle turnaround must be provided for WB-30 vehicles. Item # 12. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. 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. A variance must be requested by the applicant and approved by the Planning Commission for grading for the apartments. What is the timing for clearing and filling this area? 4. Provide a survey of the property. If the property extends further west, right-of-way dedication and street construction will be required for the future principal arterial street as shown on the Master Street Plan. 5. Storm water detention ordinance applies to this property. Staff is in support of the waiver of storm water detention. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Enter. : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department 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: Install and place fire hydrants per code. If gates are proposed a minimum gate opening of 20-feet must be maintained to allow adequate access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 12. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use and Park Open Space for this property. The applicant has applied for a rezoning from 1-2 Industrial to Planned Development Residential for an apartment complex. The request does not require a change to the Land Use Plan. Master Street Plan: The western edge of this property is where the West Loop is shown to be built. The West Loop is a Principal Arterial. 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 the West Loop since it is a Principal Arterial. Stagecoach Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I route is shown on this property site along Fourche Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a fifty foot wide (50') land use buffer along the southern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Currently, there is a sidewalk proposed within this area. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. This sites combined parking numbers exceed one hundred and fifty spaces; therefore, the interior islands need to be a minimum of three hundred square feet (300) in area to receive credit towards the minimal landscape ordinance requirements. Also, there will need to be additional interior islands on the site to meet the evenly distributed section of the ordinance. Item # 12. 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/plan (to include the additional information as noted above) to staff on Wednesday, July 23, 2008. Item 4 12. FILE NO.: Z-8235-A NAME: The Village at Hidden Creek Long -form PID LOCATION: Located North of Stagecoach Road near the County Line on Hidden Creek Boulevard, a new, not dedicated, City street DEVELOPER: Dreamland Development, LLC 27 Overlook Circle Little Rock, AR 72207 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 52+ acres CURRENT ZONING NUMBER OF LOTS: 5 1-2, Light Industrial District ALLOWED USES- Light Industrial PROPOSED ZONING: PID FT. NEW STREET: 0 LF PROPOSED USE: Multi -family Phase I and development of Phase II with 1-2, Light Industrial and C-3, General Commercial District uses. VARIANCESNVAIVEIRS REQUESTED: 1. A variance from the Land Alteration Ordinance requirements to allow advanced grading of the site. 2. A waiver of the Storm Water Detention Ordinance requirements. BACKGROUND: Ordinance No. 19,807 adopted by the Little Rock Board of Directors on August 21, 2007, rezoned an area to the south of the site from 1-2, Light Industrial District to PID to allow the development of 11.5 acres with an office and retail development. The developer proposed to subdivide the property into six (6) lots with a mix of various uses including 0-3, General Office District and C-3, General Commercial District uses. The street, Hidden Creek Boulevard, is currently under construction. FILE NO.: Z-8235-A (Cont. A. PROPOSAL/REQUEST: The property is located at the end of the newly constructed Hidden Creek Boulevard off Stagecoach Road. The property is currently zoned 1-2, Light Industrial District and proposed for rezoning to PID. The approval would allow the immediate construction of 192 multi -family units on a 9.8-acre tract and identify additional lots for future development utilizing 1-2, Light Industrial District and C-3, General Commercial District uses as allowable uses. The property is located in the flood plain of the Fourche Creek, but is not located in floodway. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the site. The developer is proposing the placement of excess material from a nearby site on Tract E, the area proposed for multi -family development. The developer is also requesting a waiver of the storm water detention ordinance requirement since the site is adjacent to the floodway of the Fourche Creek. B. EXISTING CONDITIONS: The site is located adjacent to the Pulaski/Saline County Line on the north side of Stagecoach Road. There are a number of uses in the area including two large manufactured home parks both located to the south of the site, beverage shops and office and commercial uses. To the west of the site is a cemetery with a wooded area behind the cemetery. Contained on the site is a small baseball field and a non -operational self service carwash facility. The area to the north and west of the site is the Fourche Creek. Immediately east of the site is City owned property containing the Otter Creek Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All gates must be designed to allow vehicular turnaround for WB-30 vehicles. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. A variance must be requested 2 FILE NO.: Z-8235-A (Cont. by the applicant and approved by the Planning Commission for grading for the apartments. 4. Provide a survey of the property. If the property extends further west, right-of- way dedication and street construction will be required for the future principal arterial street as shown on the Master Street Plan. 5. Storm water detention ordinance applies to this property. Staff is in support of the waiver of storm water detention. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department 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: Install and place fire hydrants per code. If gates are proposed a minimum gate opening of 20-feet must be maintained to allow adequate access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.: Z-8235-A CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use and Park Open Space for this property. The applicant has applied for a rezoning from 1-2, Light Industrial District to Planned Industrial Development for an apartment complex and identify lots for future development utilizing 1-2, Light Industrial District and C-3, General Commercial District uses as allowable uses. The request does not require a change to the Land Use Plan. Master Street Plan: The western edge of this property is where the West Loop is shown to be built. The West Loop is a Principal Arterial. 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 the West Loop since it is a Principal Arterial. Stagecoach Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I route is shown on this property site along Fourche Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: 1. The site plan must comply with the City's landscape ordinance requirements. 2. The zoning buffer ordinance requires a fifty foot wide (50') land use buffer along the southern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 12 FILE NO.: Z-8235-A (Cont. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. This sites combined parking numbers exceed one hundred and fifty spaces. Interior islands must be a minimum of three hundred square feet (300) in area to receive credit towards the minimal landscape ordinance requirements. Also additional interior islands are required to meet the evenly distributed section of the ordinance. 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: (July 17, 2008) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned if the development would be a gated community. Staff also questioned the location of the dumpster facilities and if the hours of dumpster service would be limited to daylight hours. Staff requested Mr. White provide details of the proposed signage. Staff also questioned if any amenities would be provided within the development such as a playground. Public Works comments were addressed. Staff requested Mr. White provide a detailed narrative of the proposed grading. Staff stated the site was to receive excess fill material from a site located on Colonel Glenn Road. Staff stated the storm water detention ordinance would apply to development of the property. Staff stated they would support an in -lieu payment for the storm water detention requirement. Staff noted a special grading permit would be required for prior to any clearing activities. Landscaping comments were addressed. Staff stated screening would be required along the perimeters of the site. Staff also stated the landscape islands were required to be a minimum of 300 square feet in area. Staff stated a land use buffer was required along a portion of the southern perimeter and along the eastern perimeter. 5 FILE NO.: Z-8235-A (Cont. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. White provided staff with a revised site plan addressing a number of the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates the multi -family development will be a gated community, the location and hours of dumpster service have been indicated and details of the proposed signage plan have been provided. The plan states typical playground equipment will be located with the proposed playground area. The plan indicates a total of five lots with only one lot proposed for immediate development. Tract E will develop with a multi -family development with the remaining tracts held for future development. At the time of development of Tracts A — D the right of way and street construction for the Outer Loop will be put in place. A revised PID will be submitted for approval of the proposed development plan or plans for these lots. Staff recommends the right of way for the Outer Loop be provided with the zoning approval. Staff recommends approval of a five year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property developments whichever occurs first. The total building area is 183,750 square feet (44%). The paved area is 117,649 square feet (28%) and the landscaped and open space area is 118,419 square feet (28%). The development is proposed with one, two and three bedroom units. There are 36, 1 bedroom units, 132, 2 bedroom units and 24, 3 bedroom units. Parking is proposed as covered and uncovered. The site plan indicates various locations to allow covers to be placed over the parking areas to provide shelter for approximately 120 automeb0es. The total parking indicated is 321 spaces. Based on the typical parking required for a multi -family development 288 spaces would typically be required. The site plan indicates the placement of a single ground mounted monument style sign as allowed per the ordinance. Multi -family developments are allowed a maximum sign height of six feet and a maximum sign area of thirty-two square feet. Staff is supportive of allowing signage per the Multi -family Zoning District. Amenities of the development include a playground area, a clubhouse and leasing office and a pool. The development is proposed as a gated community. The mail kiosk is located at the entrance to the development prior to the gate opening. The dumpster locations have been provided. A note on the site plan indicates the dumpsters will be screened per the typical ordinance requirements or a minimum of two feet above the finished container height. The dumpster hours of service have not been indicated. Staff recommends the dumpster hours of service be limited to daylight hours only. 9 FILE NO.: Z-8235-A (Cont. The request includes a waiver of the Storm Water Detention Ordinance requirements. The developer has indicated an in -lieu contribution will be provided. Staff is supportive of the request. The site is located adjacent to the Fourche Creek which can handle any post development run-off from this site. A variance from the Land Alteration ordinance is being request for Tract E and Lots 1 - 6. The developer is requesting to utilize excess fill material from a site located on Colonel Glenn Road to fill these areas. The Colonel Glenn Road site is a separate item on this agenda (Z-4213-J). The trigger to allow the grading and filling is the issuance of a permit on either one of these sites. The applicant has indicated if development is not imminent on all the lots receiving fill the area will be seeded and in buffer areas trees will be planted per the typical ordinance standards. The development is proposed as a mixed use development containing multi -family residential, office, commercial and light industrial such as office warehouse uses. The site is located adjacent to the Outer Loop and the Fourche Creek. The developers have indicated a dedication of the floodway and an access easement along the creek bank. The site is presently zoned 1-2, Light Industrial District which would allow a number of office, commercial and light industrial uses. Multi -family is not typically allowed as a permitted use under this classification. According to the developer the lots abutting Stagecoach Road fronting on Hidden Creek Boulevard are proposed as office warehouse and retail uses intended to serve the neighborhood. The lots fronting on the Outer Loop are proposed as more intense retail or industrial uses. The applicant has indicated at the time of development of the future lots consideration will be given to screening of the multi -family to ensure the development remains a desirable place to reside. To staff's knowledge there are no remaining outstanding issues associated with the request. Staff is supportive of allowing the PID as proposed including the associated variances. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of a variance request from the Land Alteration Ordinance requirements to allow advanced grading of the site. Staff recommends approval of a waiver of the Storm Water Detention Ordinance requirements and the acceptance of an in -lieu contribution for the required storm water detention. Staff recommends the right of way for the Outer Loop be provided in conjunction with this rezoning request. 7 FILE NO.: Z-8235-A (Cont. Staff recommends approval of a five-year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property develops whichever occurs first. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to provide a contribution to the future traffic signal located at the intersection of County Line Road and Stagecoach Road. Staff stated the contribution would be collected at the time the traffic signal was installed and the contribution would be ten percent of the construction cost at the time of installation. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Colonel Glenn Road, the Look Out at Colonel Glenn Long -form PCD (Z-4213-J). Staff presented a recommendation of approval of a waiver of the Storm Water Detention Ordinance requirements and the acceptance of an in -lieu contribution for the required storm water detention. Staff presented a recommendation the right of way for the Outer Loop be provided in conjunction with this rezoning request and staff recommended approval of a five year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property develops whichever occurs first. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. M August 7, 2008 ITEM NO.: 12 NAME: The Village at Hidden Creek Long -form PID FILE NO.: Z-8235-A LOCATION: Located North of Stagecoach Road near the County Line on Hidden Creek Boulevard, a new, not dedicated, City street DEVELOPER: Dreamland Development, LLC 27 Overlook Circle Little Rock, AR 72207 FN(-,INFFR, White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 52+ acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 5 1-2, Light Industrial District Light Industrial PROPOSED ZONING: PID FT. NEW STREET: 0 LF PROPOSED USE: Multi -family Phase I and development of Phase II with 1-2, Light Industrial and C-3, General Commercial District uses. VARIANCESM/AIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance requirements to allow advanced grading of the site. 2. A waiver of the Storm Water Detention Ordinance requirements. BACKGROUND: Ordinance No. 19,807 adopted by the Little Rock Board of Directors on August 21, 2007, rezoned an area to the south of the site from 1-2, Light Industrial District to PID to allow the development of 11.5 acres with an office and retail development. The developer proposed to subdivide the property into six (6) lots with a mix of various uses including 0-3, General Office District and C-3, General Commercial District uses. The street, Hidden Creek Boulevard, is currently under construction. August 7, 2008 SUBDIVISION la ►��iphlre-IMM[RTi3 A. PROPOSAL/REQUEST: FILE NO.: Z-8235-A The property is located at the end of the newly constructed Hidden Creek Boulevard off Stagecoach Road. The property is currently zoned 1-2, Light Industrial District and proposed for rezoning to PID. The approval would allow the immediate construction of 192 multi -family units on a 9.8-acre tract and identify additional lots for future development utilizing 1-2, Light Industrial District and C-3, General Commercial District uses as allowable uses. The property is located in the flood plain of the Fourche Creek, but is not located in floodway. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the site. The developer is proposing the placement of excess material from a nearby site on Tract E, the area proposed for multi -family development. The developer is also requesting a waiver of the storm water detention ordinance requirement since the site is adjacent to the floodway of the Fourche Creek. B. EXISTING CONDITIONS: The site is located adjacent to the Pulaski/Saline County Line on the north side of Stagecoach Road. There are a number of uses in the area including two large manufactured home parks both located to the south of the site, beverage shops and office and commercial uses. To the west of the site is a cemetery with a wooded area behind the cemetery. Contained on the site is a small baseball field and a non -operational self service carwash facility. The area to the north and west of the site is the Fourche Creek. Immediately east of the site is City owned property containing the Otter Creek Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All gates must be designed to allow vehicular turnaround for WB-30 vehicles. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 August 7, 2008 601 -1-01 RMtiP►I ITEM NO.: 12 (Cont. FILE NO.: Z-8235-A 3. 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. A variance must be requested by the applicant and approved by the Planning Commission for grading for the apartments. 4. Provide a survey of the property. If the property extends further west, right-of- way dedication and street construction will be required for the future principal arterial street as shown on the Master Street Plan. 5. Storm water detention ordinance applies to this property. Staff is in support of the waiver of storm water detention. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. 3 August 7, 2008 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8235-A Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install and place fire hydrants per code. If gates are proposed a minimum gate opening of 20-feet must be maintained to allow adequate access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use and Park Open Space for this property. The applicant has applied for a rezoning from 1-2, Light Industrial District to Planned Industrial Development for an apartment complex and identify lots for future development utilizing 1-2, Light Industrial District and C-3, General Commercial District uses as allowable uses. The request does not require a change to the Land Use Plan. Master Street Plan: The western edge of this property is where the West Loop is shown to be built. The West Loop is a Principal Arterial. 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 the West Loop since it is a Principal Arterial. Stagecoach Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I route is shown on this property site along Fourche Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. A Class II is shown along Stagecoach Road. A Class 11 bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. _Neighborhood Action Plan: This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, Gt August 7, 2008 SUBDIVISION ITEM NO.: 12 _�Contj FILE NO.: Z-8235-A attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: 1. The site plan must comply with the City's landscape ordinance requirements. 2. The zoning buffer ordinance requires a fifty foot wide (50) land use buffer along the southern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. This sites combined parking numbers exceed one hundred and fifty spaces. Interior islands must be a minimum of three hundred square feet (300) in area to receive credit towards the minimal landscape ordinance requirements. Also additional interior islands are required to meet the evenly distributed section of the ordinance. 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: (July 17, 2008) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned if the development would be a gated community. Staff also questioned the location of the dumpster facilities and if the hours of dumpster service would be limited to daylight hours. Staff requested Mr. White provide details of the proposed signage. Staff also questioned if any amenities would be provided within the development such as a playground. 5 August 7, 2008 SUBDIVISION ITEM NO.: 12 (Cont. Public Works comments were addressed. Staff requested Mr. White provide a detailed narrative of the proposed grading. Staff stated the site was to receive excess fill material from a site located on Colonel Glenn Road. Staff stated the storm water detention ordinance would apply to development of the property. Staff stated they would support an in -lieu payment for the storm water detention requirement. Staff noted a special grading permit would be required for prior to any clearing activities. Landscaping comments were addressed. Staff stated screening would be required along the perimeters of the site. Staff also stated the landscape islands were required to be a minimum of 300 square feet in area. Staff stated a land use buffer was required along a portion of the southern perimeter and along the eastern perimeter. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. White provided staff with a revised site plan addressing a number of the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates the multi -family development will be a gated community, the location and hours of dumpster service have been indicated and details of the proposed signage plan have been provided. The plan states typical playground equipment will be located with the proposed playground area. The plan indicates a total of five lots with only one lot proposed for immediate development. Tract E will develop with a multi -family development with the remaining tracts held for future development. At the time of development of Tracts A — D the right of way and street construction for the Outer Loop will be put in place. A revised PID will be submitted for approval of the proposed development plan or plans for these lots. Staff recommends the right of way for the Outer Loop be provided with the zoning approval. Staff recommends approval of a five year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property developments whichever occurs first. The total building area is 183,750 square feet (44%). The paved area is 117,649 square feet (28%) and the landscaped and open space area is 118,419 square feet (28%). The development is proposed with one, two and three bedroom units. There are 36, 1 bedroom units, 132, 2 bedroom units and 24, 3 bedroom units. Parking is proposed as covered and uncovered. The site plan indicates various locations to allow covers to be placed over the parking areas to provide shelter for approximately 120 automobiles. The total parking A August 7, 2008 SUBDIVISION ITEM NO.: 12 (Cont. indicated is 321 spaces. Based on the typical parking required for a multi -family development 288 spaces would typically be required. The site plan indicates the placement of a single ground mounted monument style sign as allowed per the ordinance. Multi -family developments are allowed a maximum sign height of six feet and a maximum sign area of thirty-two square feet. Staff is supportive of allowing signage per the Multi -family Zoning District. Amenities of the development include a playground area, a clubhouse and leasing office and a pool. The development is proposed as a gated community. The mail kiosk is located at the entrance to the development prior to the gate opening. The dumpster locations have been provided. A note on the site plan indicates the dumpsters will be screened per the typical ordinance requirements or a minimum of two feet above the finished container height. The dumpster hours of service have not been indicated. Staff recommends the dumpster hours of service be limited to daylight hours only. The request includes a waiver of the Storm Water Detention Ordinance requirements. The developer has indicated an in -lieu contribution will be provided. Staff is supportive of the request. The site is located adjacent to the Fourche Creek which can handle any post development run-off from this site. A variance from the Land Alteration ordinance is being request for Tract E and Lots 1 - 6. The developer is requesting to utilize excess fill material from a site located on Colonel Glenn Road to fill these areas. The Colonel Glenn Road site is a separate item on this agenda (Z-4213-J). The trigger to allow the grading and filling is the issuance of a permit on either one of these sites. The applicant has indicated if development is not imminent on all the lots receiving fill the area will be seeded and in buffer areas trees will be planted per the typical ordinance standards. The development is proposed as a mixed use development containing multi -family residential, office, commercial and light industrial such as office warehouse uses. The site is located adjacent to the Outer Loop and the Fourche Creek. The developers have indicated a dedication of the floodway and an access easement along the creek bank. The site is presently zoned 1-2, Light Industrial District which would allow a number of office, commercial and light industrial uses. Multi -family is not typically allowed as a permitted use under this classification. According to the developer the lots abutting Stagecoach Road fronting on Hidden Creek Boulevard are proposed as office warehouse and retail uses intended to serve the neighborhood. The lots fronting on the Outer Loop are proposed as more intense retail or industrial uses. The applicant has indicated at the time of development of the future lots consideration will be given to screening of the multi -family to ensure the development remains a desirable 7 August 7, 2008 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A place to reside. To staffs knowledge there are no remaining outstanding issues associated with the request. Staff is supportive of allowing the PID as proposed including the associated variances. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of a variance request from the Land Alteration Ordinance requirements to allow advanced grading of the site. Staff recommends approval of a waiver of the Storm Water Detention Ordinance requirements and the acceptance of an in -lieu contribution for the required storm water detention. Staff recommends the right of way for the Outer Loop be provided in conjunction with this rezoning request. Staff recommends approval of a five-year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property develops whichever occurs first. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to provide a contribution to the future traffic signal located at the intersection of County Line Road and Stagecoach Road. Staff stated the contribution would be collected at the time the traffic signal was installed and the contribution would be ten percent of the construction cost at the time of installation. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Colonel Glenn Road, the Look Out at Colonel Glenn Long -form PCD (Z-4213-J). Staff presented a recommendation of approval of a waiver of the Storm Water Detention Ordinance requirements and the acceptance of an in -lieu contribution for the required storm water detention. Staff presented a recommendation the right of way for the Outer Loop be provided in conjunction with this rezoning request and staff recommended approval of a five year deferral of the required street construction to the Outer Loop, until development of an abutting lot or until adjacent property develops whichever occurs fi rst. August 7, 2008 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8235-A There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9