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HomeMy WebLinkAboutDec 2023 PC Minutes for Z-9878December 14, 2023 ITEM NO.: 19 FILE NO.: Z-9878 NAME: Crimson Oaks – PD-R LOCATION: 14118 Kanis Road DEVELOPER: Taylorized Properties 11524 Fairview Road Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: J. Eric Holloway (Agent) Holloway Engineering 200 Casey Drive Maumelle, AR 72113 SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 6.35 acres NUMBER OF LOTS: 44 FT. NEW STREET: 1,468 LF WARD: N/A PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the property from R-2 to PD-R in order to subdivide 6.35 acres into 44 lots, and to construct fifteen (15) buildings of two (2) and three (3) units each with a neighborhood pool and covered pickleball courts. The subdivision will take access from Kanis Road. The development will also include 1,468 linear-feet of new private streets and will be completed in one (1) phase. B. EXISTING CONDITIONS: The site is located on the north side of Kanis Road, approximately 309 feet west of Kirby Road. Properties around the site contain a mixture zoning and uses all directions. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918- 5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 5. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 3 6. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 7. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 8. Per City Code 31-210 (e) (1) for arterial streets, the minimum driveway spacing shall be three hundred (300) feet. Driveway spacing shall be centerline to centerline. The minimum driveway spacing from the property line shall be one hundred fifty (150) feet. A lot will require seven hundred fifty (750) feet of frontage for two (2) driveways. Revise site plan accordingly or a request for variances from these three City code requirements to the Planning Commission as part of the application for the PD-R will be required. 9. Boundary street improvements are required per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one- half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 10. Kanis Road is classified as a minor arterial per the City’s master street plan. Therefore, per City’s boundary street ordinance, construction of boundary street improvements along property’s southern frontage on Kanis Road for a minor arterial street standard and dedication of additional right of way per master street plan is required. Total right of way dedication required is forty- five (45) feet from street centerline. Additional right of way dedicated from the centerline of right of way more than forty-five (45) feet may be required by Department staff depending on the location of the centerline of the street in relation to the centerline of the right of way if both centerlines do not coincide currently for Kanis Road. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 4 11. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis is required showing drainage data for all watercourses entering and leaving the plat boundaries. The storm drainage analysis shall be prepared in sufficient detail to illustrate the proposed system’s capability of accommodating storm events as required by the stormwater management and drainage manual. The preliminary plat shall also show drainage arrows indicating how drainage arrives at the site and drainage arrows how it leaves the site post development. Indicate where the storm sewer pipes are located within the development also. Additionally, provide profile and cross-sectional views of the detention structure outlet/spillway. Delineation of the drainage areas pre and post construction with respective discharges via rational method shall also be shown. The preliminary plat shall also contain all information as outlined in City Code 31-89. 12. A preliminary detention pond analysis for the 25 and 100 year storms is required to be submitted to Department engineering staff for review prior to Planning Commission agenda meeting to verify proposed detention ponds have enough capacity to store and properly release each design storm event per City’s stormwater management and drainage manual and City Code Chapter 29. 13. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 14. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 15. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapters 30. 16. Private access is proposed for this property. In accordance with Little Rock Code Section 31-207, private streets must be designed and constructed to public street standards per City Code Chapters 29, 30, 31 and Little Rock’s Master Street Plan. 17. Clearly label all interior private streets as “private” on preliminary plat. 18. Per 2021 Arkansas Fire Prevention Code Volume 1 Fire Appendix D Fire Apparatus Access Roads Section D107 One or Two Family Residential Developments D107.1 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. Exceptions: 1. Where there are more than 30 dwelling unit accessed from a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 5 or 903.3.1.3, access from two directions shall not be required. 2. The number of dwelling units accessed from 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.” Therefore, the construction of two (2) fire apparatus access roads or installation of an automatic sprinkler system throughout all proposed residential dwelling units is required. Per Appendix D of the fire code Section D101 General D101.1 Scope: “Fire apparatus access roads shall be in accordance with this appendix and all other applicable requirements of the Arkansas Fire Prevention Code. Requests for exceptions to Appendix D may be appealed to the State Fire Marshal. Section R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection that does not create a hazard. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches (152mm) within the first 10 feet (3048mm). Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152mm) of fall within 10 feet (3048mm), drains or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet (3048mm) of the building foundation shall be sloped a minimum of 2 percent away from the building. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. Please submit wastewater drawings to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 6 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 2021 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 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 2021 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. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 7 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 2021 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 2021 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: 1. No comments by Pulaski County unless the proposed subdivision is not annexed into the City. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 8 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for the requested area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The application is to rezone from R2 to PD-R. This property is located in the Extra Territorial Jurisdiction. Surrounding the application area To the west on the north side of Kanis Road is Commercial (C) land use. South of the application site across Kanis Road is Residential High Density (RH) with a developed apartment complex. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. East of the site is Residential Medium Density (RM) with a developed apartment complex and an area of Mixed Office and Commercial (MOC) with a convenience store with fuel pumps. The Residential Medium Density (RM) accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. This site is not in an Overlay District. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Standard Right-of-way (ROW) is 90 feet. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 9 Sidewalks are required on both sides. This street may need more ROW and/or paving width. May require dedication of ROW or improvements. Bicycle Plan: The Master Bike Plan shows no facilities in this area. Historic Preservation Plan: This property is not a contributing structure and is not located in a Historic District. H. ANALYSIS: The applicant is proposing to rezone the property from R-2 to PD-R in order to subdivide 6.35 acres into 44 lots, and to construct fifteen (15) buildings of two (2) and three (3) units each with a neighborhood pool and covered pickleball courts. The subdivision will take access from Kanis Road. The development will also include 1,468 linear-feet of new private streets and will be completed in one (1) phase. The site is located on the north side of Kanis Road, approximately 309 feet west of Kirby Road. Properties around the site contain a mixture zoning and uses all directions. Access to each unit will be from a private drive extending from Kanis Road. Currently all lots will be owned or leased by the developer, however, each unit may be for sale in the future. The plan shows an average lot size of 0.099 acre with a typical unit size of 2,080 square feet. Each unit will contain a 2-car garage and a 20-foot wide driveway. Buildings will not exceed a maximum building height of thirty-five (35) feet. All front building setbacks will be twenty (20) feet, rear setbacks range from five (5) to fifteen (15) feet. All connected buildings have a zero (0) setback at the common building line. A mail kiosk is located near the entrance of the development along Kanis Road. There will be a separate entrance at the southeast corner of the property to serve the mail kiosk area. Two (2) covered pickleball courts and a pool and spa are located in the southeastern portion of the development. The plan shows three (3) parking spaces dedicated for the pool/pickleball area and for mail kiosk parking. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 10 The plan shows water detention along the eastern and southeastern portion of the development. A twelve (12) foot (maximum height) retaining wall is shown along the eastern boundary of the site. Four (4) foot and eight (8) foot high retaining walls are shown along the north property boundary. The applicant notes access easements, walking paths and all open space tracts will be owned and maintained by the POA. The applicant is not proposing any signage at this time. All signage must conform to Section 36-551 (signs permitted in residential one- and two-family zones). Staff is not opposed to the overall concept of the development. However, staff does not feel that the site can be developed as presented, without substantial changes, based on the following concerns: 1. Drainage infrastructure along Kanis Road needs to be within the right-of-way and be designed to accommodate all upstream basin pre-development flows. 2. There will be additional drainage infrastructure within the site, which is not shown on the plan. 3. All common areas, including the private roadways must be within tracts, and maintained by a POA. 4. All private roads must be designed and constructed to City standards. The east/west roads do not comply. 5. Sidewalks are not shown throughout the development, to provide pedestrian connectivity to the common areas (pool and pickle ball courts) and mail kiosk area. 6. The driveways for Lots 18 through 44 must have depths of at least twenty (20) feet. 7. Staff does not support the design of the mail kiosk area. Staff’s has concerns with pedestrian and vehicular access to this area. 8. Staff has concerns with respect to the design of the retaining walls in conjunction with stormwater detention areas. Therefore, staff does not support the evelopment at this time. Staff does not feel that the proposed development is ready to be reviewed and acted upon by the Planning Commission. I. STAFF RECOMMENDATION: Staff recommends denial of the PD-R rezoning as submitted. December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 11 December 14, 2023 ITEM NO.: 19 (Cont.) FILE NO.: Z-9878 12 PLANNING COMMISSION ACTION: (DECEMBER 14, 2023) This item is being withdrawn, without prejudice, at the request of the applicant.