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HomeMy WebLinkAboutZ-8262-B Staff AnalysisAugust 27, 2015 ITEM NO.: H NAME: Rowan Village Reestablishment and Revised PCD LOCATION: Located in the 2700 Block of South Shackleford Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 FNC,INFFR- Crafton, Tull, Sparks 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 22 + acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 4 PCD FILE NO.: Z-8262-B FT. NEW STREET: 0 LF Single-family, Multi -family, Office and Commercial Revised PCD Multi -family, Office and Commercial VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of portions of the site with the construction of the first phase. On April 13, 2015, the applicant requested deferral of this item to the June 4, 2015 public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 13, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. August 27, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-8252-8 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no contact by the applicant since the previous deferral. Staff recommends deferral of this item to the July 16, 2015, public hearing. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant submitted a request for deferral of this item to the August 27, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a request dated August 5, 2015, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 5, 2015, requesting withdrawal of the item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 6 ITEM NO.: 12. Z-8262-B NAME: Rowan Village Reestablishment and Revised PCD LOCATION: located in the 2700 Block of South Shackleford Road Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 8, 2015. The Office of Planning and Development must receive the proof of notice no later than April 17, 2015. 2. The original approval had a number of conditions and exclusions which were part of an agreement with Camp Aldersgate. Are these conditions and exclusions going to continue with the current request? 3. Provide the days and hours of operation for the non-residential uses. 4. Will there be dumpsters located on all the non-residential sites? If so will the days and hours of dumpster service be limited to 7 am to 6 pm Monday through Friday? 5. Provide details of the proposed signage plan. Provide the location of any proposed ground signs. Provide the total height and total area for each ground sign. 6. Provide the location of any proposed building signage. Include the location and the percentage of fagade proposed with signage. 7. Dimension all setbacks, parking setbacks, building setbacks, distances between buildings and landscaped areas. 8. Provide the proposed amenities for the clubhouse and the complex. 9. Provide the location of the proposed gates on the southernmost drive. 10. Will the development be constructed in phases? If so note the phasing plan on the site plan. Variance/Waivers: Public Works Conditions: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Rowan Circle should be a private street due to it serving one (1) property. The existing street on the west side of Shackleford Road, Crossing Court, is private. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping should be provided for a lane shift and left turn lane onto Shackleford Pass and tapers. Additional paving and striping maybe needed for turn lane tapers to meet AASHTO and MUTCD standards. Half street improvements should be made to Shackleford Road adjacent to the subject property. The half street improvements should extend south beyond the south intersection. The existing culvert under Shackleford Road should be lengthened. A City of Little Rock public project is proposed for the Shackleford Road/West 36tn Street, intersection that will also improve the Shackleford Pass intersection due to development in the area and pedestrian access requirements. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advanced grade future phases with construction of Phase 1? Provide better delineated phase lines and area to be advance graded. 6. An overflow path should be provided within the open space. 7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Proposed slopes cannot exceed 3:1 without an approved variance to exceed the maximum slope requirement. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10.Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gs_immonsCcD,_littlerock.org or 501.379.1813 for more information. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards prior to Planning Commission action. 14. Provide the proposed street widths. 15. Provide the proposed location of signage. 16.Are gates proposed off the south driveway? Will the south driveway be one-way or two-way? If two-way a left turn lane and tapers should be provided on Shackleford Road. If two-way with a gate, a turnaround should be provided. 17. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 18.A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 19.The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow, mglasgowAlittlerock.org or 501.371.4646 for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Sewer main relocation required to construct the project as shown. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase power line exists near the southwest edge of the property on the west side of Shackelford Road. There are currently no other Entergy facilities on this property. Contact Entergy in advance regarding future service requirements and facilities location(s). Centerpoint Energy_: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 8. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loadings Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. One- or Two -Family Residential Developments As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One - or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #3 and 14 an important service area. The potential for residents to use CATA service in this area is high. CATA suggest minimizing curb radii on all driveway curb cuts and streets to allow shorter crossing distances for pedestrians. Potential residents would be customers potential restaurants located on the frontage pad site. This location is not currently in CATA's long range planning area. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCa?littlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of three commercial tracts along Shackleford Road with a multifamily complex on the rear of the site. Master Street Plan: Shackelford Road is a Minor Arterial on the Master Street Plan. 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 Shackleford Road since it is a Minor Arterial. This street may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 3. The property to the north is zoned OS. The property to the east is zoned MF18 CUP and a portion of the property adjacent to the south property line is zoned MF12 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. 6. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 7. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 8. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 9. An irrigation system shall be required for developments of one (1) acre or larger. 10. For developments of less than one (1) acre a there shall be a water source within seventy- five (75) feet of the plants to be irrigated. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 8, 2015.