HomeMy WebLinkAboutZ-8959 Staff AnalysisITEM NO.: 10. Z-8959
NAME: The Lofts at Kanis Creek Long -form PD-R
LOCATION: located on the South side of Kanis Road in the 14300 Block
Planning Staff Comments:
1. Provide notification of all 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 July 23, 2014. The Office of Planning and
Development must receive the proof of notice no later than August 1, 2014.
2. Provide the proposed construction materials for the buildings including the proposed
roofing material.
3. Provide the proposed building elevations for the proposed structures.
4. Will there be a sign placed to identify the proposed development? If so provide the
location of the sign, the total height and the square footage of sign area proposed.
5. Provide details of any proposed fencing located along the perimeters.
6. Provide the maximum building height and the number of stories of the proposed
structures.
7. A minimum of ten to fifteen percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero -lot -line
and townhouse development shall have a minimum of five hundred square feet of
usable private open space per unit. Indicate the total common usable open space
and the total usable private open space provided within the development.
8. Will the development be constructed in multiple phases or in a single phase?
9. Provide the location of the proposed dumpster facilities and/or compactor location.
Provide the days and hours of dumpster service.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road including 5-foot
sidewalks with the planned development. The new back of curb should be located
29.5-feet from centerline. Street improvements should consist of striping a left turn
lane.
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 the project proposed to be phased? Does the
Item # 10.
applicant propose to advance grade future phases?
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. 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. The upper waters of Panther
Branch appear to extend across this property and parallel Kanis Road.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
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. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
9. 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 501.379.1813; Greg
Simmons a �simmonsPlittlerock.oM for more information.
10.The driveway width does not meet the traffic access and circulation requirements of
Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet and the
landscape median must be removed.
11. 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.
12. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection(s) comply with 2004 AASHTO Green Book standards.
13.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 mglasgowCa).littlerock.orq or
501.371.4646 for more information.
14.A secondary emergency all weather access is required to be provided for
developments exceeding 30-units.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment. The property must be
annexed into the City of Little Rock to receive sewer service.
Entergy: It is impossible to place this development using the provided map.
However, using the 14300 Kanis Road address it appears that there is no conflict with
Entergy facilities. A 3-phsae electrical line runs along Kanis Road at this point. Contact
Entergy to verify exact location and to begin discussing electrical service requirements.
Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 10.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. 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).
7. A capital investment charge based on the size of meter connection(s) will apply to
this project in addition to normal charges.
Fire Department: Maintain access. Fire hydrants per code. Fire apparatus aerial
access. All drives must be 26-feet in width. Apparatus turn -around. Contact the Little
Rock Fire Department for additional information
County Planning: No comment.
CATA: Very difficult to access public transit from proposed site. Route #5 West
Markham Route is over 1.75-miles away serving Wal-mart on Bowman Road.
Parks and Recreation: No comment received.
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(cDlittlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or .
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential Low
Density allows for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional single
family homes, but may also include patio or garden homes and cluster homes, provided
Item # 10.
that the density remain less than 6 units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to
develop a multifamily development at a density just over 20-units per acre on the site.
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan.
A Minor Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on John
Barrow Road since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity-
Landscape-
1 . Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (Y2) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The
approximate average depth of the lot is nine hundred and thirty (930) feet. A fifty foot
(50) foot wide buffer is required along Kanis Road.
3. A land use buffer will be required when an adjacent property has a dissimilar use of
a more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the City, Section 15-81.
4. The property to the west is zoned R-2, Single-family therefore a minimum buffer will
be required at six (6) percent of the average depth of the lot. The maximum
dimension required shall be fifty (50) feet in all instances. A fifty (50) foot buffer is
required on the west property line.
5. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees
with an average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of
perimeter planting strip.
6. 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.
7. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
Item # 10.
areas not open to public parking. These areas shall be equal to an equivalent planter
strip three (3) feet wide along the vehicular use area.
8. The development of two (2) acres or more requires an approved landscape plan
stamped with the seal of a registered landscape architect prior to the issuance of a
building permit.
9. A landscape irrigation system shall be required for developments of one (1) acre or
larger.
10.The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan; Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, July 23, 2014.
Item # 10.
December 18, 2014
ITEM NO.: A FILE NO.: Z-8959
NAME: The Lofts at Kanis Creek Long -form PD-R
LOCATION: Located on the South side of Kanis Road in the 14300 Block
DEVELOPER:
Rowan Development
Attn. Jacob Chi
12206 West Markham Suite 200
Little Rock, AR 72211
ENGINEER:
McGetrick Engineers
11419 Stagecoach Road, Suite 2100
Little Rock, AR 72210
AREA: 14.03 acres
CURRENT ZONING:
ALLOWED USES
ROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
Multi -family 20-units per acre
FT. NEW STREET 0 LF
VARIANCE/WAIVERS: A variance from the City's Land Alteration Ordinance to allow
grading of future phases with the construction of the initial phase.
A. PROPOSAUREQUESPAPPLICANT'S STATEMENT:
The applicant is proposing to rezone this site from R-2, Single-family to PD-R to
allow the development of the Lofts at Kanis Creek. The development
encompasses approximately 14 acres of land. The project is expected to be
developed as a luxury multi -family residential community encompassing
288-living units contained within fourteen (14) apartment buildings. The
community will also house a clubhouse, lease office, detached fitness center,
December 18, 2014
SUBDIVISION
ITEM NO.: A(Cont.)FILE NO.: Z-8959
community pool and pool house as well as a maintenance workshop. The plan
as submitted indicates the placement of 20-units per acre.
B. EXISTING CONDITIONS:
This area of Kanis Road is located outside the City limits of Little Rock but within
the City's Extraterritorial Planning Jurisdiction. The area is not contiguous to the
City limits, which is a requirement for annexation. The property is currently
wooded and zoned R-2, Single-family. Within the general area there are a
number of residential and non-residential uses including Baker Elementary
School, single-family subdivisions ' and non-residential office and commercial
uses. Chenal Pet Palace is located along the southern boundary of the property.
Adjacent to the site Kanis Road is narrow rural road with open ditches for
drainage.
C. NEIGHBORHOOD COMMENTS:
-- s-feceived-sever-al- nformatioeal-phone---Galls -from-area
residents. All property owners located within 200-feet of the site along with the
Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point
West Timber Ridge Neighborhood Association, the Parkway Place Property
Owners Association, the Spring Valley Manor Property Owners Association and
the Woodlands Edge Community Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5-feet from centerline. Street improvements
should consist of striping a left turn lane.
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 the project
proposed to be phased? Does the applicant propose to advance grade
future phases?
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December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8959
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. 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. The upper
waters of Panther Branch appear to extend across this property and parallel
Kanis Road.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. 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
501:�79 tl1 3, -Greg---Simmons-- g simmon leTvck-or for —more
information.
10. The driveway width does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36-feet and the landscape median must be removed.
11. 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.
12. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
13. 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 ,littlerack.org or 501.371.4646 for more information.
14. A secondary emergency all weather access is required to be provided for
developments exceeding 30-units.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary, no comment. The property must
be annexed into the City of Little Rock to receive sewer service.
3
December 18, 2014
SUBDIVISION
M NO.: A (Cont.
LE NO.: Z-8959
Entergy: It is impossible to place this development using the provided map.
However, using the 14300 Kanis Road address it appears that there is no conflict
with Entergy facilities. A 3-phase electrical line runs along Kanis Road at this
point. Contact Entergy to verify exact location and to begin discussing electrical
service requirements. Contact Entergy, Bernard Neumeier, at 501.954.5158 for
additional information.
Center -Point 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. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. 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).
7. A capital investment charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
Fire Department: Maintain access. Fire hydrants per code. Fire apparatus
aerial access. All drives must be 26-feet in width. Apparatus turn -around.
Contact the Little Rock Fire Department for additional information
Counly Planning: No comment.
0
December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8959
CATA: Very difficult to access public transit from proposed site. Route #5
West Markham Route is over 1.75-miles away serving Wal-mart on Bowman
Road.
Parks and Recreation: No comment received.
F. ISSUES/TECHN [CAL/DESIGN:
Building Code_ Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey&littlerock.org or Mark Alderfer at 501.371.4875;
malderfer _littlerock.org.
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density allows for single family homes at densities not to exceed
6 dwelling —unites per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The applicant has applied for a rezoning from R-2 (Single Family District) to PDR
(Planned District Residential) to develop a multifamily development at a density
just over 20-units per acre on the site.
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on John Barrow Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (Y2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet. The approximate average depth of the lot is nine
hundred and thirty (930) feet. A fifty foot (50) foot wide buffer is required
along Kanis Road.
5
December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z-8959
3. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be as provided
within the landscape ordinance of the City, Section 15-81.
4. The property to the west is zoned R-2, Single-family therefore a minimum
buffer will be required at six (6) percent of the average depth of the lot. The
maximum dimension required shall be fifty (50) feet in all instances. A fifty
(50) foot buffer is required on the west property line.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for
-evEry_taarty_(3-0)-linear- feet-_of-per_imeter_p anting-strip ____-_
6. 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.
7. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
8. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
9. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
10. 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.
0
December 18, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z-8959
G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014)
The applicant was present. Staff presented an overview of the development
stating there were a number of outstanding technical issues associated with the
request. Staff requested the applicant provide the total building height, the
proposed construction materials, the building elevations, the location of any
dumpster facilities, any areas to be designated as green or open space. Staff
also requested the applicant provide details of the proposed signage plan.
Public Works comments were addressed. Staff stated a dedication of right of
way and street improvements were required to Kanis Road. Staff also stated a
grading permit would be required prior to any construction on the site. Staff
stated a secondary all weather emergency access was required to be provided
for development in excess of 30 units. Staff also questioned if there would be
any retaining walls on the site.
Landscaping comments were addressed. Staff stated both land use and street
----------buffers-were-r-eq-uir�d-.-S#-a#-stated based-on-#fie-wilt-h- and -deptfi-of-tthe-p rope rty -- -
a 50-foot buffer was required around the site's entire perimeter. Staff stated a
minimum of eight (8) percent of the interior was to be landscaped with interior
islands. Staff stated an automatic irrigation system was required to water the
landscape areas.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing few of the issues
raised at the July 16, 2014, Subdivision Committee meeting. The applicant has
provided the proposed signage plan, building elevations and construction
materials. The revised plan has not located the proposed dumpster facilities,
addressed staff concerns related to landscaping or addressed engineering staffs
comments pertaining to right-of-way dedication, boundary street improvements,
grading and drainage plan with detention area shown on the plan or sight
distance certification of driveway and driveways on the other east side of Kanis
Road. The applicant has indicated the hours of dumpster service will be limited
to weekdays from 7 am to 7pm.
The applicant has indicated the buildings will be constructed of wood framing,
masonry exterior and architectural asphalt shingle roofs. The buildings are
proposed with a maximum height of 63-feet. The buildings are proposed
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December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.- Z-8959
three (3) and four (4) stories. According to the applicant the height is dependent
on the final finished grades of the site.
The development is proposed in three (3) phases. Buildings 1 — 5 and 7 along
with the clubhouse will be constructed in the first phase. Buildings 6, 8, 9 and 10
will be constructed in the second phase and Buildings 11 — 14 will be constructed
in the final phase.
The development is proposed with a single entry development sign. The sign is
proposed ten (10) feet in height and 120-square feet in area. The zoning
ordinance typically allows signage for multi -family developments six (6) feet in
height and twenty-four (24) square feet in area.
Fencing is proposed around the perimeters of the site. The fencing on the
northern, western and southern perimeters is proposed as a six (6) foot wood
fence. The fence along Kanis Road is proposed as a six (6) foot wrought iron
fence. Privacy gates will be provided at the front entrance to the development.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of future phases with the construction of the initial phase. The
applicant has indicated the grading is necessary to allow balancing of the site
eliminating the need to haul material from the site to later bring material back to
the site.
There are a number of outstanding technical issues associated with the request
which prohibits staff from providing a full review of the item. In addition to the
lack of information and the unresponsiveness by the applicant to staffs request
raised at the July 16, 2014, Subdivision Committee meeting staff has concerns
with the development of this site with multi -family housing and the overall density
of the development. The Land Use Plan shows Residential Low Density (RL),
Suburban Office (SO) and Residential Medium (RM) for this property.
Residential Low Density allows for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The Suburban Office category shall provide for low intensity development of
office or office parks in close proximity to lower density residential areas to
assure compatibility. A Planned Zoning District is required. The Land Use Plan
shows Residential Medium Density (RM) for this property. The Residential
Medium Density category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes,
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December 18, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z-8959
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 overall density of the
development is not consistent with the typical development standards of the
City's Future Land Use Plan. In addition, staff has concerns with the placement
of the number of units proposed with this development in addition to the units
currently approved and/or the number of units currently proposed for multi -family
in this general area. Staff feels the concentration of multi -family within such a
small geographic area could potentially negatively impact the general area and
the nearby neighborhoods.
STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comments and issues
raised at the July 16, 2014, Subdivision Committee meeting. Staff presented a
recommendation of deferral of the item to the September 18, 2014, public hearing.
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 9 ayes,
0 noes and 2 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014)
Mr. Jacob Chi of Rowan Development was present representing the request. There
were a number of registered objectors present. Staff presented the item with a
recommendation of denial. Mr. Chi stated he would yield this time to allow the
opposition to speak and he would the address their concerns.
Mr. Pat Malmstrom addressed the Commission in support. He stated he was a partner
in the landownership. He stated the property was purchased in 1994 as an investment.
He stated the land was previously used for manufacturing. He stated his company had
sold a portion of the property to the Chenal Pet Palace which was now a kennel. He
stated he felt the development would add to the tax base and would be a good addition
to the City.
9
December 18, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z-8959
Ms. Jena McDonnell addressed the Commission in opposition. She stated she was the
President of Spring Valley Neighborhood Association and was representing 118 homes.
She stated the resident's concerns were density, lack of infrastructure and the land use
pattern in the area. She stated the neighborhood was in need of traffic signal at Kanis
and Cooper Orbit Roads. She stated the development did not comply with the City's
Future Land Use Plan. She requested the Commission support staff in their
recommendation of denial.
Ms. Jane Berry of the Taylor Park Neighborhood addressed the Commission in
opposition of the request. She stated density and traffic were two concerns of the
residents. She stated the traffic volume on Kanis Road was very high. She stated she
did not want to see additional apartments which would only increase traffic in the area.
Mr. Bob Trammell addressed the Commission in opposition. He stated his law firm was
on Kanis Road and he moved to the area when Kanis Road was still a rural setting. He
stated during Mayor Dailey's term the City undertook a study of Kanis Road to maintain
the integrity and the rural character of the roadway. Mr. Trammell stated he was well
--- -aware-of-tfae-C i-d eve lopment-on-Kirby Road--He-sta#ed-when-the family- developedthe
site they did not preserve any of the trees many of which were mature hardwoods. He
questioned if an environmental study was warranted for the site based on the historic
use of the property.
Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated
her home was located nearby the development on Cooper Orbit Road. She stated her
concern was the number of units proposed for the site as well as the area. She stated if
all the developments currently being considered were constructed there would be well
over 1,000 units in this immediate area. She stated the infrastructure was not in place
to handle the wastewater needs or the traffic needs. She stated improvements to Kanis
Road would be completed adjacent to the site but the remaining street would be narrow
with open ditches. She requested the Commission stand with staff in opposing the
request.
Ms. Cathi Watkins addressed the Commission in opposition. She stated the number of
units proposed in the area was out of character for the neighborhood. She stated
currently under consideration and approved there were 1,239 multi -family units in the
immediate area. She stated an additional 1,000 units were proposed or approved on
South Bowman Road. She stated the neighborhood was working with staff to develop a
Design Overlay District for Kanis Road. She stated this was in the planning stages and
requested the Commission hold off on approving development along the corridor to
ensure compatible growth.
Mr. Jesse Munn addressed the Commission as a representative of the 600 homes in
the Woodlands Edge Subdivision. He stated the residents of Woodlands Edge were not
opposed to development but were concerned with the lack of traffic control on Kanis
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December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8959
Road. He stated the traffic volume on Kanis Road was heavy. He stated there was an
elementary school just to the west of this site which during drop-off and pick-up caused
traffic to stack onto Kanis Road. He stated the lack of infrastructure limited the ability of
the area to grow.
Ms. Linda Collins addressed the Commission in opposition of the request. She stated
her home was in the Kanis Creek Subdivision. She stated she was not opposed to
development but was opposed to development which was not thought out and planned.
She stated she had lived downtown and coexisted with businesses. She stated based
on the number of units proposed the area was taking on the feel of Reservoir Road.
She requested the Commission hold off on approving development on the corridor until
after the DOD was completed to allow the area to be planned for future growth.
Mr. Ross Phillips addressed the Commission in opposition of the request. He stated he
was not against development and had been on both sides of development in the past.
He stated the request was inconsistent with the City's Land Use Plan. He stated with
the current number of units approved at Rushmore Avenue and at Cooper Orbit and
- - K-anis--Roads-would-generate additional -traffic -for- the area. -He -stated- the area -should
be developed with a mixture of uses including additional single-family and support
services.
Mr. Sandy Becker addressed the Commission in opposition of the request. He stated
he supported staff in their recommendation. He stated the neighborhood was right in
requesting development hold off until the DOD was put in place. He stated the
infrastructure in the area was inadequate to serve the additional traffic and homes.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated this part of town was facing difficulties with regard to growth.
She stated the City Board should call a pause on development in this area until the
issues of development could be resolved. She stated the Commission should request
of the Board of Directors a formal directive for review of the zoning and land use
patterns in this area. She stated even with the great plan's the City had if they were not
in -sink then the planning effort did not offer the best development patterns for the area.
Mr. Jacob Chi addressed the Commission on the merits of his request. He stated his
family had roots in the community and had lived in Little Rock for more than 30 years.
He stated his family's focuses were restaurant owners, hotel owners and real estate
developers. He stated his family only believed in responsible development. He stated
he was not a developer from out of town wanting to develop an apartment complex in
the neighborhood. He stated Kanis had not developed due to the limits on infrastructure
in the area. He stated the number of units proposed with his development were not out
of character with previous developments approved in the area. He stated the site would
be landscaped and a buffer along Kanis Road would be maintained. He stated based
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December 18, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z-8959
on the cost of improvements density was critical to allowing the development to be
feasible. He stated his development was consistent with the Panther Branch
Development which was recently approved located adjacent to his site.
Mr. Chi stated traffic in this area was not an issue. He stated he and his employees had
sat at the intersection of Kanis and Cooper Orbit Roads and saw few if any delays. He
stated the longest delay was 52-seconds for a car wanting to cross Kanis Road and
travel north on Kirby Road. He stated the 288-units would not generate a large number
of cars during the am and pm peaks. He stated with the development he was being
proactive. He stated if the community wanted to wait for the infrastructure to be in place
it would most likely be more than a decade before improvements were in place.
There was a question by Commissioner Numnnley concerning the applicant's request to
advance grade. Mr. Chi stated the topography of the site was such that advanced
grading was necessary to balance the site. He stated with advanced grading this would
minimize the truck traffic on Kanis Road and provide the least disruption to the area
residents. He stated the phasing plan was to allow the construction of all the units
within-6-months-of initiation -of -the -first -building: - -
Commissioner Nunnley questioned if Mr. Chi was willing to contribute to a traffic signal
at the intersection of Kanis and Cooper Orbit Roads. Mr. Chi stated he was willing to
provide a financial contribution to the traffic signal.
Commissioner Nunnley questioned the density. Mr. Chi stated he was willing to reduce
the number of units but was told by staff that he could not change his application.
Staff stated Mr. Chi had submitted a revised site plan two (2) hours before the
Commission meeting was scheduled to begin. Staff stated they told Mr. Chi if he
wanted to move forward with the revised plan at this late hour then the item needed to
be deferred to allow staff time to review the revision and provide a recommendation to
the Commission. Staff stated Mr. Chi elected to not defer therefore the application
before the Commission was for 288-units. Mr. Chi agreed with staff's statement.
Staff also stated the project Mr. Chi was referring to which was not adjacent to his site
but to the south of his site was zoned C-1 and MF-6 which the C-1 would allow the
development of multi -family at a density of 36-units per acre.
Commissioner Berry stated there was a demand for affordable housing in this area due
to the high volume of service businesses in the area. He stated it was important for
staff to study and design a plan for the area to allow future development with a mix of
housing types for all incomes. He stated growth was happening and it was important for
the growth to be quality growth. He stated the area was ripe for review and completion
of a future plan for this corridor. He stated walkability and diversity were key elements
to neighborhoods.
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December 18, 2014
SUBDIVISION
ITEM NO.: A
FILE NO.: Z-8959
There was a general discussion by the Commission concerning the development, the
overall area, the infrastructure in place and the lack thereof. Mr. Chi stated he was
willing to review his application to see if a lesser number of buildings and units would
allow financially feasible to allow the development to occur.
Mr. Chi requested the Commission defer his request until the October 30, 2014, public
hearing to allow him to meet with the neighborhoods and to review the feasibility of
revising his plan.
The chair entertained a motion of deferral of the item to the October 30, 2014, public
hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
AFF UPDATE:
The applicant submitted a request dated October 17, 2014, requesting deferral of this
item to the December 18, 2014, public hearing. Staff is supportive of the deferral
-request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
October 14, 2014, requesting a deferral of this item to the December 17, 2014, public
hearing. Staff stated they were supportive of the deferral request.
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 11 ayes
0 noes and 0 absent.
STAFF UPDATE:
This item was first docketed for the August 7th Planning Commission agenda. The item
was deferred by staff due to the applicant's non -responsiveness to comments raised at
the July 16, 2014, Subdivision Committee meeting. The item was again deferred after
considerable discussion at the Commission's September 18, 2014, public hearing. Prior
to the Commission's October 30, 2014, public hearing, the applicant requested a
deferral of the item to the December 18, 2014, public hearing. As of this writing the
applicant has not had contact with staff nor submitted a plan to address comments
raised at the September 18, 2014, public hearing.
13
December 18, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z-8959
Staff recommends this item be withdrawn from consideration, without prejudice, to allow
the applicant time to meet with the area residents and to secure a site plan to be
presented and acted upon by the Commission. The Planning Commission By-laws
state in no case shall more than two (2) requests for deferral from an applicant be
granted. In this case there have been three (3) deferrals granted and to staff's
knowledge the applicant has made no attempt to work with the area residents or staff to
resolve concerns.
PLANNING COMMISSION ACTION: (DECEMBER 18, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating based on the number of previous deferral as outlined in the
agenda staff write-up they were recommending withdrawal of this item, without
prejudice, to allow the applicant time to develop a proper site plan and allow the
applicant to meet with the area residents and property owners.
----There-was no- further —discussion- -of -the—item---T-he—Chairentertained -a_ motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
14