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HomeMy WebLinkAboutZ-8519-B Staff AnalysisAugust 12, 2010 ITEM NO.: 11 NAME: The Orchards at Mabelvale Phase II Short -form PD-R LOCATION: Located at 9501 Mabelvale Pike DEVELOPER: Garth Development, LLC Robert Garth 6929 JFK Boulevard Sherwood, AR 72116-5339 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 CURRENT ZONING: C-3, General Commercial District LLOWED USES: General commercial uses PROPOSED ZONING: PD-R PROPOSED USE Elderly Housing — Age 55 years+ VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FILE NO.: Z-8519-B On April 8, 2010, the Little Rock Planning Commission approved a preliminary plat titled The Orchards at Mabelvale Preliminary Plat (S-1649). The plat contained 20 acres and was approved to allow the creation of four (4) lots. Ordinance No. 20,261 adopted by the Little Rock Board of Directors on May 4, 2010, rezoned Lot 3 of the Orchards at Mabelvale from C-3, General Commercial District to PD-R. The site containing 2.705 acres and was approved for 48 units of elderly housing age restricted to 55 years plus. The building was approved with three (3) stories and a maximum height of 51 feet. A gated entrance from Richsmith Lane was approved with the site plan. August 12, 2010 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8519-B A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current rezoning request is to rezone Lot 4 of the Orchards at Mabelvale from C-3, General Commercial District to PD-R. The site contains 2.36 acres. As with the previous approval the rezoning request is to allow the development of this area with 48 units of elderly housing in one building. The building is proposed with three (3) stories with a maximum height of 51 feet. There are 16 residential units per floor. The development is proposed with a shared gated entrance with Lot 3 from Richsmith Lane. Richsmith Lane is a new public street located along the southern boundary. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the proposed use. B. EXISTING CONDITIONS: Site work has begun on the building located on Lot 3 along with grading of the proposed street. The area proposed under the current development contains a number of large trees and within the area proposed for future development there are also a number of significant trees. In the area there are a number of uses including commercial, residential and industrial type uses. To the north of the proposed plat area is a big box retailer, Home Depot. North of the site are two single-family structures and south of the site is a single-family structure. All About Tires and Brakes is located north of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade located on Davmar Drive. Mabelvale Pike is a two lane road with open ditches for drainage. Street improvements have been completed on a number of properties located to the north which have redeveloped. The improvements include curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS. As of this writing, staff has received a number of phone calls requesting additional information from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Mavis Circle and the Pinedale Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. 2 August 12, 2010 ci 1RnR/1g1n1\1 ITEM NO.: 11 (Cont.) _ FILE NO.: Z-8519-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the new proposed streets including 5-foot sidewalks with the planned development. The proposed street should be a commercial street within 60 feet of right-of-way, 36 feet of pavement and sidewalks on both sides of street. 2. A gravel turn around must be provided at the end the street with an 80-foot diameter. 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. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. If the pond is proposed to drain toward Mabelvale Pike sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at time of full development. 6. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike is flooded today at this location during a 5-year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. 7. 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. 8. 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 379-1813 (Steve Philpott) for more information. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3 August 12, 2010 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z-8519-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PANNING: Wastewater: Sewer main extension required with easement for this project. Contact the 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants may be required. 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. Parks and Recreation: No comment received. 10 August 12, 2010 SUBDIVISION EM NO.: 11 (Cont. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z-8519-B Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Planned Development Residential to allow the lot to develop with a three story residential building to contain elderly housing. This application is in conflict with the Future Land Use Plan. This area has been shown on the Plan as Community Shopping since 1997, but has not developed. The Plan shows Light Industrial on the west side of Mabelvale Pike with Residential Low Density shown further to the south. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Chicot West 1-30 South Neighborhood Action Plan. Their Housing Goal states: "Encourage the development of vacant lots in existing subdivisions." Master Street Plan: Mabelvale Pike 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 Mabelvale Pike 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: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers are required at an average of six percent (6%) of the average depth of the lot.' The minimum street buffer required is 26.58 feet and in no case less than'/z or 13.29 feet. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many on -site trees as feasible. Credit for saving trees six (6) inch in caliper and larger may be given. August 12, 2010 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8519-B G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Mark Redder was present representing the request. Staff presented an overview of the requesting stating there were two items on the Commission's agenda related to the proposed development. Staff stated a preliminary plat to allow the creation of five lots within the previously identified Lot 4 (Item # 3 — File # S-1649-A) and a rezoning to PD-R to allow the development of the new Lot 4 with elderly housing. Staff stated the elderly housing would be age restricted. Staff requested on the preliminary plat a note be included concerning the proposed phasing plan. Staff requested on the elderly housing development a note be included concerning the proposed perimeter fencing and the hours of dumpster service. Public Works comments were addressed. Staff stated street construction would be required prior to the final platting of the proposed lots. Staff also stated a temporary turn -around would be required at the end of the street if the entire street was not constructed in one phases. Staff requested the applicant provide an evaluation of the existing downstream development and any analysis of stormwater runoff with and without the proposed development. Staff stated Mabelvale Pike had experienced flooding at this location in the recent past. Staff stated damage to public and private property due to the hauling of materials and construction related equipment would be the responsibility of the owner to correct. Landscaping comments related to the proposed PD-R application were discussed. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff stated prior to the issuance of a building permit it would be necessary to submit a landscape plan stamped with the seal of a registered landscape architect. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Redder submitted a revised preliminary plat to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plat indicates the proposed phasing plan for the subdivision, provides a note stating a temporary turn -around will be provided for the development as the lots are final platted. A note on the proposed PRD request indicates the maximum building height, limits the hours of dumpster service to daylight hours and indicates the Ce August 12, 2010 SUBDIVISION ITEM NO.: 11 (Cont-A.......__ FILE NO.: Z-8519-B residential portion of the development will be age restricted to persons 55 years plus. The request is to allow the rezoning of 2.360 acres proposed as Lot 4 of the Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to PD-R. The approval will allow development of the property with a three (3) story building 51 feet in height. The building coverage is proposed at 21.7 percent and the floor area is proposed with 22,314 square feet. The development will contain a total of 48 units of elderly housing with 16 units per floor. The development is age restricted to persons 55 years+ living on the site. The development is proposed with a gated entrance on Richsmith Lane using a shared driveway located on Lot 3. The drive is proposed as a 65-foot common access easement shared with Lot 4. The access dri,e is proposed with two (2) lanes 22-feet in width to allow adequate access to the site for emergency services should one of the drives become blocked. The site plan indicates the placement of the dumpster facilities along Richsmith Lane. A note on the site plan indicates the dumpsters will be screened per the typically ordinance standards. Staff recommends since the dumpsters are located along the street side the screening fence or wall be constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. The site is proposed for development with elderly housing as defined by the Federal Register. The City of Little Rock's Zoning Ordinance defines Housing, elderly as three (3) or more dwelling units specifically designed and intended for occupancy by the elderly. This use typically provides ancillary services on -site, such as transportation, recreation, and common dining facilities. Density of development shall be the measure of private sleeping accommodations or beds. In no instance shall the unit density per acre exceed that provided in the R-5 district. The development is not proposed to provide ancillary services on -site such as transportation or a common dining facility. As per the City's zoning ordinance parking requirements for elderly housing is based on 0.5 parking spaces per unit. The development is proposed with 48 units requiring a total 24 parking spaces to serve the development. The site plan indicates the placement of 64 parking spaces to serve the site. Since the site will not provide ancillary services staff feels it more appropriate to provide additional parking than typically required for an elderly housing development. The development is proposed with a six (6) foot tall decorative iron fence along the new street. Fencing along the remaining perimeters will be constructed of 7 August 12, 2010 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-8519-B wood, brick, masonry or decorative iron. The perimeter fence will be a maximum of eight (8) feet in height. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing associated with the request. The development is proposed as elderly housing, age 55+, at a density of 20.33 units per acre. The property is presently zoned C-3, General Commercial District which allows for multi -family per the R-5 zoning district which allows for up to 36 units per acre. The request includes the allowance of a building height of 51 feet. Within the C-3, General Commercial Zoning District the typical maximum building height allowed is 35 feet. The property in the area is zoned commercially and the property to the north has developed with a big box retailer. Staff does not feel the placement of the structure as proposed to be used, as elderly housing will significantly impact the area. I. STAFF RECOMMENDATION: 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 the dumpster located along the street side be enclosed with a screening fence or wall constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were no registered objectors present. 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 also presented a recommendation the dumpster located along the street side be enclosed with a screening fence or wall constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. D ITEM NO.: 11. Z-8519-B NAME: The Orchards at Mabelvale Phase II Short -form PD-R LOCATION: located at 9501 Mabelvale Pike Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. Provide details of any proposed perimeter fencing including total height and construction materials. 3. Provide details of any proposed signage including location, total height and total area. 4. Will the hours of dumpster service be limited to daylight hours? 5. The PD-R section of the ordinance requires a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas to be designated as common usable open space. Provide the percentage of open space provided in the general notes section of the site plan. Recreation facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten (10) percent of the total open space. Variance/Waivers. None requested. Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the new proposed streets including 5-foot sidewalks with the planned development. The proposed street should be a commercial street within 60 feet of right-of-way, 36 feet of pavement and sidewalks on both sides of street. 2. A gravel turn around must provided at the end the street with an 80-foot diameter. 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. Is a variance being requested for advanced grading of future phases? 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. Is the pond proposed to drain toward Mabelvale Pike? If so, sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at time of full Item # 11. development. 6. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike is flooded today at this location during a 5-year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. 7. 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. 8. 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 379-1813 (Steve Philpott) for more information. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement for this project. Contact the Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerqv: 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Item # 11. Fire Department: Fire hydrants may be required. 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. Parks and Recreation: No comment received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Planned Development Residential to allow the lot to develop with a three story residential building to contain elderly housing. This application is in conflict with the Future Land Use Plan. This area has been shown on the Plan as Community Shopping since 1997, but has not developed. The Plan shows Light Industrial on the west side of Mabelvale Pike with Residential Low Density shown further to the south. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Chicot West 1-30 South Neighborhood Action Plan. Their Housing Goal states: "Encourage the development of vacant lots in existing subdivisions." Master Street Plan: Mabelvale Pike 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 Mabelvale Pike 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: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers are required at an average of six percent (6%) of the average depth of the lot. The minimum street buffer required is 26.58 feet and in no case less than'/z or 13.29 feet. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many on -site trees as feasible. Credit for saving trees six (6) inch in caliper and larger may be given. 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 28, 2010. Item # 11. FILE NO.: Z-851 NAME: The Orchards at Mabelvale Phase II Short -form PD-R LOCATION: Located at 9501 Mabelvale Pike DEVELOPER: Garth Development, LLC Robert Garth 6929 JFK Boulevard Sherwood, AR 72116-5339 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General commercial uses PROPOSED ZONING: PD-R PROPOSED USE: Elderly Housing — Age 55 years+ VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On April 8, 2010, the Little Rock Planning Commission approved a preliminary plat titled The Orchards at Mabelvale Preliminary Plat (S-1649). The plat contained 20 acres and was approved to allow the creation of four (4) lots. Ordinance No. 20,261 adopted by the Little Rock Board of Directors on May 4, 2010, rezoned Lot 3 of the Orchards at Mabelvale from C-3, General Commercial District to PD-R. The site containing 2.705 acres and was approved for 48 units of elderly housing age restricted to 55 years plus. The building was approved with three (3) stories and a maximum height of 51 feet. A gated entrance from Richsmith Lane was approved with the site plan. FILE NO.: Z-8519-B Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current rezoning request is to rezone Lot 4 of the Orchards at Mabelvale from C-3, General Commercial District to PD-R. The site contains 2.36 acres. As with the previous approval the rezoning request is to allow the development of this area with 48 units of elderly housing in one building. The building is proposed with three (3) stories with a maximum height of 51 feet. There are 16 residential units per floor. The development is proposed with a shared gated entrance with Lot 3 from Richsmith Lane. Richsmith Lane is a new public street located along the southern boundary. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the proposed use. B. EXISTING CONDITIONS: Site work has begun on the building located on Lot 3 along with grading of the proposed street. The area proposed under the current development contains a number of large trees and within the area proposed for future development there are also a number of significant trees. In the area there are a number of uses including commercial, residential and industrial type uses. To the north of the proposed plat area is a big box retailer, Home Depot. North of the site are two single-family structures and south of the site is a single-family structure. All About Tires and Brakes is located north of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade located on Davmar Drive. Mabelvale Pike is a two lane road with open ditches for drainage. Street improvements have been completed on a number of properties located to the north which have redeveloped. The improvements include curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls requesting additional information from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Mavis Circle and the Pinedale Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. 2 E NO.: Z-8519-B {Cont. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS- 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the new proposed streets including 5-foot sidewalks with the planned development. The proposed street should be a commercial street within 60 feet of right-of-way, 36 feet of pavement and sidewalks on both sides of street. 2. A gravel turn around must be provided at the end the street with an 80-foot diameter. 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. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Stormwater detention ordinance applies to this property. If the pond is proposed to drain toward Mabelvale Pike sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at time of full development. 6. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike is flooded today at this location during a 5-year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. 7. 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. 8. 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 379-1813 (Steve Philpott) for more information. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for this project. Contact the Little Rock Wastewater Utility for additional information. 101 FILE NO.: Z-8519-B (Cont.. 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. Countv Plann ng: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Planned Development Residential to allow the lot to develop with a three story residential building to contain elderly housing. This application is in conflict with the Future Land Use Plan. This area has been 4 FILE NO.: Z-8519-B (Cont_ shown on the Plan as Community Shopping since 1997, but has not developed. The Plan shows Light Industrial on the west side of Mabelvale Pike with Residential Low Density shown further to the south. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Chicot West 1-30 South Neighborhood Action Plan. Their Housing Goal states: "Encourage the development of vacant lots in existing subdivisions." Master Street Plan: Mabelvale Pike 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 Mabelvale Pike 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. Bicvcle Plan: There are no bike routes shown in the immediate vicinity Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers are required at an average of six percent (6%) of the average depth of the lot. The minimum street buffer required is 26.58 feet and in no case less than'/2 or 13.29 feet. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many on -site trees as feasible. Credit for saving trees six (6) inch in caliper and larger may be given. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Mark Redder was present representing the request. Staff presented an overview of the requesting stating there were two items on the Commission's agenda related to the proposed development. Staff stated a preliminary plat to allow the creation of five lots within the previously identified Lot 4 (Item # 3 — File # S-1649-A) and a rezoning to PD-R to allow the development of the new Lot 4 with elderly housing. Staff stated the elderly housing would be age restricted. Staff requested on the preliminary plat a note be included concerning the proposed phasing plan. Staff requested on the elderly housing development a 5 FILE NO.: Z-8519-B (Cont. note be included concerning the proposed perimeter fencing and the hours of dumpster service. Public Works comments were addressed. Staff stated street construction would be required prior to the final platting of the proposed lots. Staff also stated a temporary turn -around would be required at the end of the street if the entire street was not constructed in one phases. Staff requested the applicant provide an evaluation of the existing downstream development and any analysis of stormwater runoff with and without the proposed development. Staff stated Mabelvale Pike had experienced flooding at this location in the recent past. Staff stated damage to public and private property due to the hauling of materials and construction related equipment would be the responsibility of the owner to correct. Landscaping comments related to the proposed PD-R application were discussed. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff stated prior to the issuance of a building permit it would be necessary to submit a landscape plan stamped with the seal of a registered landscape architect. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Redder submitted a revised preliminary plat to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plat indicates the proposed phasing plan for the subdivision, provides a note stating a temporary turn -around will be provided for the development as the lots are final platted. A note on the proposed PRD request indicates the maximum building height, limits the hours of dumpster service to daylight hours and indicates the residential portion of the development will be age restricted to persons 55 years plus. The request is to allow the rezoning of 2.360 acres proposed as Lot 4 of the Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to PD-R. The approval will allow development of the property with a three (3) story building 51 feet in height. The building coverage is proposed at 21.7 percent and the floor area is proposed with 22,314 square feet. The development will contain a total of 48 units of elderly housing with 16 units per floor. The development is age restricted to persons 55 years+ living on the site. The development is proposed with a gated entrance on Richsmith Lane using a shared driveway located on Lot 3. The drive is proposed as a 65-foot common access easement shared with Lot 4. The access drive is proposed with two (2) 0 FILE NO.: Z-8519-B (Cont. lanes 22-feet in width to allow adequate access to the site for emergency services should one of the drives become blocked. The site plan indicates the placement of the dumpster facilities along Richsmith Lane. A note on the site plan indicates the dumpsters will be screened per the typically ordinance standards. Staff recommends since the dumpsters are located along the street side the screening fence or wall be constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. The site is proposed for development with elderly housing as defined by the Federal Register. The City of Little Rock's Zoning Ordinance defines Housing, elderly as three (3) or more dwelling units specifically designed and intended for occupancy by the elderly. This use typically provides ancillary services on -site, such as transportation, recreation, and common dining facilities. Density of development shall be the measure of private sleeping accommodations or beds. In no instance shall the unit density per acre exceed that provided in the R-5 district. The development is not proposed to provide ancillary services on -site such as transportation or a common dining facility. As per the City's zoning ordinance parking requirements for elderly housing is based on 0.5 parking spaces per unit. The development is proposed with 48 units requiring a total 24 parking spaces to serve the development. The site plan indicates the placement of 64 parking spaces to serve the site. Since the site will not provide ancillary services staff feels it more appropriate to provide additional parking than typically required for an elderly housing development. The development is proposed with a six (6) foot tall decorative iron fence along the new street. Fencing along the remaining perimeters will be constructed of wood, brick, masonry or decorative iron. The perimeter fence will be a maximum of eight (8) feet in height. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing associated with the request. The development is proposed as elderly housing, age 55+, at a density of 20.33 units per acre. The property is presently zoned C-3, General Commercial District which allows for multi -family per the R-5 zoning district which allows for up to 36 units per acre. The request includes the allowance of a building height of 51 feet. Within the C-3, General Commercial Zoning District the typical maximum building height allowed is 35 feet. The property in the area is zoned commercially and the property to the north has developed with a big box retailer. Staff does not feel the placement of the structure as proposed to be used, as elderly housing will significantly impact the area. 7 FILE NO.: Z-8519-B (Cont. STAFF RECOMMENDATION: 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 the dumpster located along the street side be enclosed with a screening fence or wall constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were no registered objectors present. 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 also presented a recommendation the dumpster located along the street side be enclosed with a screening fence or wall constructed of material to blend with the development and additional landscaping be placed around the dumpster enclosure area to soften the visual impact. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. E