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HomeMy WebLinkAboutZ-8503-E Staff AnalysisITEM NO.: 6. NAME: The Pointe at Brodie Creek Phase II Long -form PRD Z-8503-E LOCATION: located in the 3100 — 3300 Block of South Bowman Road, between Brodie Creek and the Pointe at Brodie Creek Apartments Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 21, 2018. The Office of Planning and Development must receive the proof of notice no later than March 30, 2018. 2. Is the developer proposing any of the commitments previously made with regard to street construction, buffering, to develop single-family and minimum lot size for the single-family lots? 3. A note should be included on the site plan for the future Collector Street located along the western boundary of the proposed development area. 4. In addition to the graphic and supporting documentation required for filing, the owner shall provide a graphic or narrative outline of methods to be employed to protect permanent undisturbed buffers. 5. Indicate the location of structures and structure dimensions, dimensioned distances between buildings and distances from structures to property lines 6. Proposed treatment of the perimeter of the property, including materials and techniques used such as screens, fences and walls as well as description of uses, setbacks and their relationship to surrounding uses. 7. Provide the location of the proposed dumpster facilities to serve the multi -family. The dumpster may not be located within the front yard setback. Provide a note concerning the required screening of the proposed dumpster facilities to comply with typical ordinance standards. Will the hours of dumpster service be limited to daylight hours? If so include a note on the site plan stating such (7 am to 6 pm Monday through Friday). 8. Provide details of any proposed fencing for the development including perimeter fencing and any proposed interior fencing. 9. The PZD section of the ordinance requires a minimum of 10 to 15 percent of the gross planned residential district acres to be designated as open space. 10. Will there be a subdivision and/or apartment identification sign? If so provide the location(s) and the height and total sign area proposed for the signage. 11. Provide the proposed construction materials for the buildings including the proposed roofing material. 12. Provide the proposed building elevations for the proposed structures. 13. Provide the maximum building height and the number of stories of the proposed structures. 14. Will the development be constructed in multiple phases or in a single phase? Provide a detailed phasing plan for the multi -family units. ITEM NO.: 6. Z-8503-E Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. 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 requested to advance grade future phases of construction with construction of Phase 1? 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 3. 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. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum finish floor elevation of at least one (1) foot above the base flood elevation for Buildings 6 and 7 should be shown on grading plans. 6. F000dway areas cannot be filled or developed. 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 drainage and access easement is required adjacent to the floodway boundary. 7. 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. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. 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, mglasgow@littlerock.gov or 501.371.4646 for more information. Show the trash and recycling locations on the site plan. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. Bowman 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. 12. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. A left turn lane should be provided for all driveways. 13. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Study should include: 1) Roadway Level of Service Analysis for 2-lane sections of Bowman Road. (existing and projected), and 2) Signal Warrants Analysis for Bowman Road at Executive Center, Cherry Side and Brodie Creek. ITEM NO.: 6. Z-8503-E 14. If the north driveway will be used for more than a secondary emergency access now or in the future, provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 15.If the north driveway will be used for more than a secondary emergency access the driveway should be paved with asphalt, curb and gutter. 16. If the north driveway will be used for more than an emergency access, driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 300-feet from intersections and other driveways and 150-feet from the property line. A variance is required to be obtained for the proposed driveway location. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee calculation required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at the location of the proposed construction. There is an existing three phase, overhead power line on the east side Bowman Road adjacent to this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: 1. Full Plan Review — Maintain Access 2. 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. 3. 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. 4. Loading. 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. ITEM NO.: 6. Z-8503-E 5. 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. 6. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 7. 30' Tall Buildin s - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. 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. b. 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. c. 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. d. 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. ITEM NO.: 6. Z-8503-E 8. 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. 9. Gates. Maintain fire apparatus access road gates as per Appendix D of the 20.12 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. 10. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process. This project will require fully developed Architectural, Structural, Civil and MEP ITEM NO.: 6. Z-8503-E Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey ,Iittlerock.gov Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 3. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 4. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 5. 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. Transportation/Plan nin: Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. PI_ann_ing Division: This request is located in Ellis Mountain East Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium Density (RM) for this property. The Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, 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 applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Development Residential) to allow multi -family residential non -multi -family and office. Master Street Plan: The east side of the property is South Bowman Road and it is shown as a Minor Arterial on the Master Street Plan. West of the property is Trail Drive and it is shown as a proposed Collector 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 South Bowman Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. ITEM NO.: 6. Z-8503-E Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 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, March 21, 2018. April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8503-E an overall development plan including boundary street improvements to South Bowman Road and a commitment to develop the northern portion of the property as single-family. The rezoning request did not include the entire 70+ acres and there were no measures for staff to enforce the developer's proposal. On September 20, 2016, the Little Rock Board of Directors denied a request to allow the rezoning of a site containing 73.95-acres from R-2, Single-family to PD-R, Planned Development Residential, to allow for an overall development plan of the entire acreage. The proposal included the entire tract the developer was proposing to purchase (he has since purchased the property). The plan indicated the northern portion of the site with single-family detached homes. This area contained 27.25-acres. The multi -family development was proposed on 23.45-aces developed with 408 units. The floodway and open space was proposed containing 11.75-acres. An area along South Bowman Road was proposed with 0-1, Quiet Office District uses. The site area contained 11.50-acres. The Commission reviewed this request at their November 19, 2015, Public Hearing. The Commission voted 7 ayes, 4 noes and 0 absent to recommend approval of the application. The item was on the Board of Directors agenda for consideration at their March 1, 2016, Public Hearing. During the discussion the applicant offered three (3) amendments to the application which the Board of Directors determined were significant modification and requested the item be returned to the Commission for review and consideration of the three (3) amendments. The item was placed on the Commission's May 19, 2016, agenda. The applicant provided staff their intent for the three (3) amendments. They are as follows: 1. Contribute $100,000 towards the construction of a traffic signal or roundabout at the intersection of Brodie Creek Trail and Bowman Road. This would be available for a period of five (5) years from approval of the PRD. 2. Provide a 50 foot wide buffer along the northern boundary of the PRD. No trees would be removed from the buffer, but additional plant materials may be added as part of an approved Landscape Plan. 3. That portion of the PRD marked "Proposed Residential" would be developed as single family residential, with lots widths and home sizes similar to those in either the Brodie Creek and/or Woodlands Edge developments. Staff did not support the applicant's proposal for Condition #1 as stated. Staff noted the contribution did not cover the cost of a round -about or the installation of a traffic signal. The applicant later amended their proposal for Condition #1. Conditions 2 and 3 remained the same. 2 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E 1. Construct a single lane roundabout including landscape and restoration of landscape within the right-of-way provided or when warranted, and within five years of approval of the PRD, the developer would pay the City of Little Rock for the cost of constructing, or construct, a traffic signal. The constructed signal improvements consists of necessary poles, foundations, mast arms, signal heads, pedestrian poles and heads for pedestrians crossings as needed, conduits, wiring, cabinet, controller, radio, video equipment, electrical service connection and all incidental work related there to. During the Commission hearing the Commission requested the time frame Mr. Richardson was willing to fund the round -about or to provide the funds for a traffic signal. Mr. Richardson committed to funding the improvements to South Bowman Road including the round -about or a traffic signal when the need was meet as determined by the City with the various phases of the proposed apartment development or if the need for the improvements were not met by the final phase of the apartment development then the developer would place the cost of the improvements with the City in the form of an in -lieu payment and allow the funds to remain with the City for a period of five (5) years from the date of completion of the final phase of the apartment development. The Commission voted to approve the request by a vote of 7 ayes, 4 noes and 0 absent. Section 36-83 states no identical or substantially identical application for the redistricting of a specific parcel or parcels of land which has been denied by the Board of Directors may be made for a period of one (1) year. As noted the Board of Directors denied the request at their September 20, 2016, public hearing. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to rezone the site from R-2, Single-family to PRD, Planned Development Residential, to allow the development of the site with a mixed use development. The project includes 21.75-acres of multi -family, 11.75-acres of floodway/buffer, 10.85-acres of mixed use, 0-1, Quiet Office District uses as allowable uses, and 29.60-acres of residential, non -multi -family. B. EXISTING CONDITIONS: The overall site contains 70+ acres located on the west side of South Bowman Road. The entire site is heavily wooded and is occupied by one single-family home. The area proposed for rezoning to Planned Development Residential is located to the rear of this acreage and is not visible from South Bowman Road. In this area there are 498 units constructed to the south of this site in the Pointe at Brodie Creek. There are an additional 500 units approved located across South Bowman Road of which 420 units have been permitted. Across from the 70-acre parcel is a nursing home and single-family homes located in the 3 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. 1��►[�l��:f•7�k�� Sandpiper Subdivision. North of the parcel are single-family homes located in the Brodie Creek subdivision. South Bowman Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Brodie Creek Property Owners Association, the John Barrow Neighborhood Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS. - PUBLIC WORKS CONDITIONS: 1. 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 requested to advance grade future phases of construction with construction of Phase 1? 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 3. 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. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum finish floor elevation of at least one (1) foot above the base flood elevation for Buildings 6 and 7 should be shown on grading plans. 6. Floodway areas cannot be filled or developed. 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 drainage and access easement is required adjacent to the floodway boundary. 7. 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. E April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8503-E 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. 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, mqlasgow@littlerock.gov or 501.371.4646 for more information. Show the trash and recycling locations on the site plan. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. Bowman 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. 12. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. A left turn lane should be provided for all driveways. 13. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Study should include: 1) Roadway Level of Service Analysis for 2-lane sections of Bowman Road. (existing and projected), and 2) Signal Warrants Analysis for Bowman Road at Executive Center, Cherry Side and Brodie Creek. 14. If the north driveway will be used for more than a secondary emergency access now or in the future, provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 15. If the north driveway will be used for more than a secondary emergency access the driveway should be paved with asphalt, curb and gutter. 16. If the north driveway will be used for more than an emergency access, driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 300-feet from intersections and other driveways and 150-feet from the property line. A variance is required to be obtained for the proposed driveway location. 17. South Trail Drive is indicated on the Master Street Plan as a collector street extending through the open space area. Dedication of right of way and street improvements should be considered for this future street. GN April 5, 2018 SHRDIVISION ITEM NO.: 6 (Cont.)_ FILE NO.: Z-8503-E E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee calculation required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at the location of the proposed construction. There is an existing three phase, overhead power line on the east side Bowman Road adjacent to this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. 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. 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. 3. 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. 4. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 5. 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 0 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8503-E 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department- 1 . Full Plan Review — Maintain Access 2. 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. 3. 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. 4. Loading. 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. 5. 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. 6. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. 7 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 7. 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 a. 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. b. 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. c. 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. d. 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. 8. 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 April 5, 2018 Rl1Rni\/IRInN ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 9. 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. 10. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. �9 April 5, 2018 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z-8503-E F. Building Codes/Landscape: Buildin Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process. This project will require fully developed Architectural, Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724, cricheyCa7littlerock. gov. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 3. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 4. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 5. 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. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. Planning Division: This request is located in Ellis Mountain East Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium Density (RM) for this property. The Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, 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 applicant 10 April 5, 2018 SUBDIVISION FILE NO.: Z-8503-E has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Development Residential) to allow multi -family residential, non -multi -family and office. Master Street Plan: The east side of the property is South Bowman Road and it is shown as a Minor Arterial on the Master Street Plan. West of the property is Trail Drive and it is shown as a proposed Collector 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 on traffic and pedestrians on South Bowman Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials 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 II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (March 14, 2018) Mr. Tim Daters of White-Daters and Associates was present representing the technical aspects of the proposed development. Mr. Keith Richardson, the owner and developer, was also in attendance. Staff requested additional information concerning the proposed development. Staff questioned the proposed signage plan, the dimension from property lines for the proposed building placement and the location of any proposed dumpsters. Staff also requested the applicant provide the maximum building height for the structures in the general notes section of the site plan. Public Works comments were addressed. Staff questioned if there were any improvements to South Bowman Road being proposed. Staff stated floodway areas were to be indicated as floodway easements or be dedicated to the City. Staff requested the applicant provide the location of any proposed stormwater detention facilities on the site plan. Staff requested the applicant provide an updated traffic impact study for the proposed development. Landscaping comments were addressed. Staff stated an automatic irrigation system was required on sites in excess of one (1) acres. Staff stated a landscape plan stamped with the seal of a registered landscape architect was required at the time of building permit. Staff stated all paved areas were to be landscaped per the City's landscape and buffer ordinance requirements. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with 11 April 5, 2018 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z-8503-E any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the March 14, 2018, Subdivision Committee meeting. The applicant has provided the proposed building elevations, the construction materials, location and material of any proposed fencing and the location of any proposed signage. The applicant has also provided the proposed phasing plan and indicated the multi -family portion of the development would not be subdivided into separate lots. The project is approximately 70-acres located on the west side of South of Bowman Road between the Brodie Creek Subdivision and the Pointe at Brodie Creek apartments. The request is a rezoning of this site from R-2, Single-family to Planned Development Residential to allow the approval of the zoning and a site plan for 408 units of multi -family housing, future development of age restricted residential or single-family and 0-1, Quiet Office District. The multi -family portion of the development is an addition to the existing 498 units located to the south of this site. The acreage of the multi -family is 23.45-acres. This development is proposed containing 408 units. There is an emergency access along this property's southern boundary to allow emergency access only to the developments. All resident ingress and egress is from the existing drive serving the Pointe at Brodie Creek apartments. An area along the northern perimeter is indicated on the site plan for future development of single-family or age restricted housing. The area of this portion of the site contains 27.25-acres. The development of this area has not been determined. If and when development occurs the applicant will seek approval of a revision to the site plan via a revision to the Planned Development Residential, PD-R, zoning. The future non-residential portion of the site contains 11.50-acres. The applicant has indicated this area will develop with uses as allowed within the 0-1, Quiet Office Zoning District. In addition to 0-1, Quite Office District, the applicant is requesting the allowance of a nursing home or convalescent home or attached residential homes at a density not to exceed six (6) units per acre. Within the 70+ acre tract the proposal includes maintaining 11.75-acres which is located within the floodway or has been designated as open space. These buffer areas are along the northern, eastern and western perimeters of the proposed multi -family development area. The minimum width of the open space buffer will 12 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8503-E be 50-feet. Within the buffer areas recreational use by the adjacent residents will be allowed. Construction of walks, walking paths, parks and playgrounds will be allowed. Utilities will be allowed to cross the open space buffers provided the utilities are placed in a manner so as to minimize the disturbance to existing vegetation and work necessary to maintain underground utilities. Any work authorized by the City for any necessary maintenance related to stormwater drainage will be allowed. Should it become necessary in the future to provide access across these areas the applicant will work with the City and FEMA to determine the best access with the least disturbance. The development is proposed with materials similar to the existing apartments. The building materials will include brick, stone, drivit and/or siding. The roof will be asphalt architectural shingles. The building is proposed with a maximum building height of 45-feet. The buildings are proposed as three (3) story buildings. The site plan indicates the placement of dumpsters in various locations throughout the site. The dumpsters will be screened per the typical ordinance requirement or a minimum of two (2) feet above the height of the trash container. Recycling will also be provided for the development. Recycling containers will also be screened per the minimum ordinance standard. The hours of dumpster service have been limited to 7 am to 6 pm Monday through Friday. The site plan notes fencing will be placed along the multi -family site's, northern, eastern and western perimeter. The site plan notes an 8-foot tall vinyl fence will be installed on the north and eastern perimeter to match the existing fencing installed within the currently developed apartment property. The applicant has indicated no new signage is proposed for this development. The development does not have street frontage and the placement of signage would be of no benefit to the development. All ingress and egress to the site is from the existing drive entrance which has signage within an entrance feature along South Bowman Road. The development is proposed in four (4) phases. Phase I includes the construction of five (5) buildings and a pool and pool house. Phase II includes the construction of two (2) additional buildings, Phase III will include the construction of six (6) buildings and in the final phase four (4) buildings will be constructed. The development contains 17 buildings with 24 units per building. Within the development there are 190 units with one (1) bedroom, 170 units with two (2) bedrooms and 48 units have three (3) bedrooms. 13 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8503-E The development is proposed with 890 parking spaces. The plan indicates 102 garage spaces, 198 carport spaces and 590 uncovered spaces. Parking for a multi -family development is based on one and one-half ( 1 'h) parking spaces per unit. Based on this calculation 612 parking spaces would typically be required to serve a development containing 408 units. The request includes a variance from the City's Land Alteration ordinance to allow grading of the entire site with the development of the first phase. The applicant has stated the grading is necessary to allow the site to balance with regard to cuts and fill. The applicant has stated the grading will not be visible from South Bowman Road and any visual impact of the clearing will only be seen from within the existing and the proposed new development area. The tract adjacent to South Bowman Road will not be cleared or graded until the area is a part of a development plan where construction is imminent. The Land Use Plan shows approximately 57.5-acres of Residential Medium Density (RM) on the west side of South Bowman Road and 6.75-acres on the east side of South Bowman Road, north of West 36th Street. There is an area of Residential High Density (RH) approximately 39-acres, along the west side of Bowman Road, north of Colonel Glenn Road. There are developed and undeveloped Residential Medium Density (RM) areas on both the west and east sides of South Bowman Road, north of West 36th Street and south of Olds Lane. The area adds up to approximately 64.5-acres. Currently, there are 498 units on the west side of South Bowman Road developed within the Residential Medium Density (RM), zoned Planned Residential Development, PRD, and some of the Residential Medium (RM) on the east side is developed with a rehabilitation center, zoned Planned Office Development, POD. There are currently 500 units of multi -family approved on the east side of South Bowman Road of which 420 units have been permitted. This area is indicated as Mixed Use (MX) on the City's Future Land Use Plan. Street improvements to South Bowman Road will be completed as the property with the frontage along South Bowman Road is developed. Most of South Bowman Road remains a two (2) lane road with open ditches for drainage from Kanis Road to Colonel Glenn Road. Limited improvements have been installed adjacent to property which has redeveloped along the stretch. Street improvements have been installed adjacent to the three (3) multi -family developments located in this area per the Boundary Street Ordinance. The improvements to South Bowman Road for the developments in close proximity to West 36th Street are not to full Master Street Plan requirements. As of this writing staff is continuing to review the proposed request and the potential impact of the development on the abutting streets and neighborhoods. The applicant has not provided the updated traffic study for review. Upon 14 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E completion of staff's review a staff recommendation will be provided at the Commission's Public Hearing. J. STAFF RECOMMENDATION. Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (APRIL 5, 2018) The applicant was present. There were a number of registered objectors present. Staff presented the item with a recommendation of denial. Mr. Grant Cox addressed the Commission on behalf of the applicant stating he would yield his time to address comments and concerns raised by the opposition. Mr. Dan Veach addressed the Commission in opposition of the request. He stated the Board of the Woodlands Edge Property Owners Association had previously supported the request but were now opposed to the development. He stated the previous proposal allowed for buffers and street improvements which were no longer on the table. He stated there were a number of apartments in the area. He requested the Commission maintain the area as single-family residential. Mr. Bill Raush addressed the Commission in opposition. He stated when looking at the maps of the area there were a number of apartment developments. He stated the most densely developed areas of Little Rock did not include the number of units proposed for South Bowman Road. He stated he was concerned with the safety of the residents in the area. He stated South Bowman Road was a narrow two (2) lane road with open ditches for drainage. He stated it was difficult to leave the neighborhood in the morning and the traffic was only continuing to get worse. Mr. Alan Weintraub addressed the Commission in opposition of the request. He stated he had lived in Woodlands Edge for seven (7) years. He stated the neighborhood was an award winning area. He stated there were 650 homes with two (2) entrances and exits. He stated the developer clear cut the site the current apartments were being developed and now the residents could hear the traffic noise from 1-430. He stated there were a number of apartments in the general area along Kanis Road, South Bowman Road and Chenal Parkway. He stated there were 196 units in the Landmark Development located on Cooper Orbit Road which also added to traffic in the area. He stated Mr. Richardson had indicated the single-family would allow a buffer to the adjacent homes in Brodie Creek and Woodlands Edge. He stated the buffer was no longer included in his proposal. He requested the Commission deny the request. 15 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E Ms. Lace Covington addressed the Commission in opposition of the request. She stated when she and her husband purchased their home they checked the zoning and land use plan in the area. She stated if this development were approved it would be the fourth change in 12 years. She stated 1,250 units had been approved and now an additional 408 units were proposed. She stated there were 725 homes in Woodlands Edge and Brodie Creek. She stated within one (1) square mile there were 1,658 apartment units. She stated traffic was a concern. She stated the improvements to Kanis and Bowman were not installed and there was not a time frame for completion of the improvements. She stated the neighborhood was not opposed to development. They only requested the development be smart development. She stated it was important to allow a mix of housing types were necessary to maintain the character of the neighborhood. She stated the neighborhood was willing to consider condo development or age restricted housing. Mr. Chris Bryan addressed the Commission in opposition of the request. He stated his concern was traffic. He stated with the construction on Kanis and South Bowman Road there were a number of cars cutting through the neighborhood. He stated the City staff had come out and marked pedestrian crossings for safety. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the carrying capacity of South Bowman Road was an issue. She stated successful neighborhoods included a balanced ratio between single-family, multi -family, office and commercial uses. Mr. Chris George addressed the Commission in opposition of the request. He stated the current request was a step back from the previous proposal. He stated the current request was of no benefit to anyone but Mr. Richardson. He stated he did not want his neighborhood surrounded by apartments. Mr. Doug Stewart addressed the Commission in opposition of the request. He stated he was Vice President of the Woodlands Edge Property Owners Association. He stated the Board had voted to not support the request. Mr. Clark Cogbill addressed the Commission in opposition of the request. He stated there were a number of apartments on Kanis and South Bowman Road. He stated some of the units had not been completed to determine the true impact on traffic and the neighborhoods. Ms. Jamie Shipley addressed the Commission in opposition of the request. She stated there were 3,490 apartment within a three (3) mile radius of this area. She stated there were no plans for improvements to South Bowman Road. She stated the traffic load on South Bowman Road had only increased. She stated Woodlands Edge Property Owners Association and the residents were opposed to the development. She stated the residents would support quiet office, neighborhood commercial if developed with an 16 April 5, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8503-E orderly comprehensive development plan. She stated the Future Land Use Plan had not taken into account the developments which had occurred which were inconsistent with the Land Use Plan. She stated home ownership was not completely non-existent but was delayed by the younger generations. She stated the apartment vacancy rate had increased in Little Rock by more than two (2) percent from 6.34 percent to 7 percent. She stated office vacancy rates had increased from 14 to 16 percent. She stated the area should remain as single-family residential. Mr. Steve Markham addressed the Commission in opposition of the request. He stated the Board opposed the development based on density. He stated there was no balance between the proposed development and the single-family homes. Mr. Grant Cox addressed the Commission stating the developer wanted to develop quality housing for future residents in the area. He stated the City had imposed a one-year moratorium on multi -family development in this area to review the future land use plan and after the study was complete there were no changes to the future land use plan proposed. He stated the City also contracted a study by UALR which concluded multi -family was not a detriment to neighborhoods. He stated the study also concluded multi -family did not increase crime in areas. There was a general discussion concerning the development, the proposed boundary street improvements and staff's previous position on the proposed development. Staff stated they supported by previous proposal. Staff stated there had been no appreciable change in the area since the Board denied the request which was a part of the reasoning for staff's change in their recommendation. Staff stated there were no boundary street improvements proposed to the abutting streets with the development of the multi -family portion of the plan. Staff stated until such time as the property adjacent to the street was developed no improvements were proposed. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 11 noes and 0 absent. 17