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HomeMy WebLinkAboutZ-8959-A Staff AnalysisITEM NO.: 11. Z-8959-A NAME: The Lofts at Kanis Creek Long -form PD-R LOCATION: located on the south side of Kanis Road in the 14300 Block of Kanis Road Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than January 14, 2015. The Office of Planning and Development must receive the proof of notice no later than January 23, 2015. 2. Provide on the site plan the existing and proposed pedestrian circulation system. 3. Provide the proposed treatment of the perimeter of the property, including materials and techniques to be used such as screens, fences and walls as well as a description of uses, setbacks and their relationship to surrounding uses. Identify any fencing or walls to be constructed on the perimeters of the site. 4. Provide the percentage of proposed building coverage, paved area and landscaped areas in the general notes section of the site plan. 5. Provide a general schematic landscape plan of the treatment of the area used for private and common open space, including open space buffers. 6. Provide the location and size of all areas to be conveyed, dedicated or reserved as common open space and/or recreational areas. 7. Locate and dimension all existing and proposed easements, utility and street, and public improvements, drainage, sewers, water. Provide on the site plan the frontage of Kanis Road and the improvements to be completed to Kanis Road. 8. Provide the dimensions and distances between buildings and between buildings and property lines. 9. Provide the development schedule indicating the approximate dates when construction of the planned phases can be expected to begin and be completed. 10. Provide a statement of the applicant's intentions with regard to the future selling or leasing or all or portions of the planned unit development, including land areas and dwelling units. 11. Provide a narrative outlining the methods to be employed to protect permanent undisturbed buffers. 12. Provide details of the on -site amenities to be provided to the residents. 13. Provide the location of any proposed dumpster and recycling facilities on the site. Provide a note on the site plan indicating the screening mechanism for the dumpster and recycling facilities. Provide a note on the site plan indicating the hours of dumpster service. 14. Provide the maximum building height proposed for the new units. 15. Provide the construction materials for the new buildings. 16. Note on the site plan the areas set aside on Kanis Road and the treatment of these areas. 17. Will there be a development sign identifying the development. If so provide the location of the development sign and the total height and total sign area. 18. Will there be covered parking located on the site? If so indicate the location for coverer parking facilities on the site plan. Variance/Waivers: Driveway spacing? Advanced grading? blic 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. Additional paving maybe needed for pavement and striping 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. Does the applicant propose to advance grade future phases with construction of phase 1? 4. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. Has the previously provided plan showing the area along the creek not be disturbed remain the same with this application? 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. 7. If disturbed area is 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 Greg Simmons, Traffic Engineering at 501.379.1813; gsimmons@littlerock.org for more information. 10. 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. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification letter has been provided with the previous application. Has the driveway location changed? 12. 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 501.371.4646; mglasgow@littlerock.org for more information. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with the proposed driveway. All proposed landscaping should be low level below 30 inches from the top of pavement of the driveway. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. The property must be annexed into the City of Little Rock to receive sewer service. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposal as sufficient power is available along the west side of Kanis Road to feed the development. Contact Entergy in advance to discuss service requirements and facilities locations. Caution. The map received does not indicate existing locations of the road, poles, utility lines etc. Relocation costs may be involved for anything which may need to be moved due to signs and drive additions. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9 This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire _Hydrants: Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade: Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 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. 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 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. 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. 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. 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. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Developments - As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: If the property is not annexed into the City of Little Rock prior to development the plan must be reviewed and approved by the Pulaski County Planning Board. CATA: The area is currently served by CATA at this location via the route 3 Baptist Medical Center and by Links para-transit. This location is currently in CATA's long range planning. The proposal has no impact to service. Improving bicycle and pedestrian way in this area would create a safe environment for both residents to have access to future transit expansion. Unfortunately, the plot plan provided does not indicate any pedestrian or bicycle facilities making it difficult to understand the developer's intentions. 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; cricheygIittlerock. org or Mark Alderfer at 501.371.4875; malderfer cr_littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium Density (RM) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Residential Medium Density (RM) 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 District Residential) to allow development of an apartment complex at a density of 17.11 units per acre on the site. The site is within an area where a Design Overlay District is underdevelopment. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. 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 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. 4. 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. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the buildings, 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. 6. 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. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 9. 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, January 14, 2015. January 29, 2015 ITEM NO.: 11 FILE NO.: Z-8959-A NAME: The Lofts at Kanis Creek Long -form PD-R LOCATION: Located on the south side of Kanis Road in the 14300 Block of Kanis Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 SURVEYOR: Rasburry Surveying 306 W. South Street Benton, AR 72016 AREA: 14.03 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family PD-R Multi -family 17.11-units per acres FT. NEW STREET: 0 LF VARIANCE/WAIVERS: A variance from the City's Land Alteration Ordinance to allow grading of future phase with the development of the first phase. BACKGROUND: A request to rezone the site from R-2, Single-family to PD-R to allow the development of this site with a multi -family residential community encompassing 288-living units contained within fourteen (14) buildings withdrawn from the Commission's December 18, 2014, public hearing. The withdrawal request was made without prejudice which allows the applicant to make application without waiting for one-year. January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The project is expected to be developed as a luxury multi -family residential community encompassing 240-living units contained within ten (10) apartment buildings. The community will also house a clubhouse/leasing office, detached work out center, community pool and pool house, as well as a maintenance shop. The site plan indicates the placement of 334 parking spaces to serve the new units. The buildings are proposed three (3) stories in height. The Lofts at Kanis Creek encompasses 14.03-acres of land that is currently zoned R-2, Single-family. At this time, Rowan Development requests rezoning to PD-R that will allow multi -family residential uses. The current plan being submitted indicates an overall density of 17.1 units per acre. The development is proposed in three (3) phases. The clubhouse, Buildings 1, 2, 3 and 4 will be constructed in Phase I. Buildings 5 — 8 will be constructed in Phase II and Buildings 9 and 10 in the final phase. 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: As of this writing, staff has received a several informational phone calls from area residents. All owners of property 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. 4 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A 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. Additional paving maybe needed for pavement and striping 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. Does the applicant propose to advance grade future phases with construction of phase 1 ? 4. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. Has the previously provided plan showing the area along the creek not be disturbed remain the same with this application? 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. 7. If disturbed area is 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 Greg Simmons, Traffic Engineering at 501.379.1813; for more information. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification letter has been provided with the previous application. Has the driveway location changed? 12. 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 501.371.4646; rnglasgow@littlerock.org for more information. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with the proposed driveway. All proposed landscaping should be low level below 30 inches from the top of pavement of the driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The property must be annexed into the City of Little Rock to receive sewer service. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposal as sufficient power is available along the west side of Kanis Road to feed the development. Contact Entergy in advance to discuss service requirements and facilities locations. Caution. The map received does not indicate existing locations of the road, poles, utility lines etc. Relocation costs may be involved for anything which may need to be moved due to signs and drive additions. Centerooint Enerav: 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. 0 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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. 8. 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. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire Hydrants: Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 5 January 29, 2015 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z-8959-A 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. Loadin : 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. 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 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. 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. 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. 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. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the �-9 January 29, 2015 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z-8959-A building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. ❑ead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential ❑evelopments - As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 7 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Plann n : If the property is not annexed into the City of Little Rock prior to development the plan must be reviewed and approved by the Pulaski County Planning Board. CATA: The area is currently served by CATA at this location via the Route 3 Baptist Medical Center and by Links para-transit. This location is currently in CATA's long range planning. The proposal has no impact to service. Improving bicycle and pedestrian way in this area would create a safe environment for both to have access to future transit expansion. Unfortunately, the plot plan provided does not indicate any pedestrian or bicycle facilities making it difficult to understand the developer's intentions. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Cede: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCa),littlerock.org or Mark Alderfer at 501.371.4875; mal d e rf er0I ittl e_r_o_ck. arg. Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium 0 January 29, 2015 SUBDIVISION ITEM NO.: 11(Cont.)-FILE NO.: Z-8959-A Density (RM) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Residential Medium Density (RM) 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 District Residential) to allow development of an apartment complex at a density of 17.11 units per acre on the site. The site is within an area where a Design Overlay District is underdevelopment. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. 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 (1/2) 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 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. 4. 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 9 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A (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. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the buildings, 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. 6. 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. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 9. 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. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Chi provided all property line dimensions, building setback dimensions, areas to be landscaped and areas to be used as common usable open space. Staff also requested Mr. Chi provide the location of the creek running along Kanis Road and indicate the area as open space. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a dedication of right of way was required along Kanis Road to 45-feet from centerline. Staff also stated a grading permit was required prior to development of the site. Staff stated street improvement plans were required prior to construction. Staff stated a 25-foot undisturbed strip was required along each side of streams having a 10 year >150 cfs. Staff requested the applicant provide the areas proposed to not be disturbed along the creek bank on the site plan. Landscape comments were addressed. Staff stated street buffers were to average 50-feet and in no case less than 25-feet. Staff stated screening was required along the eastern, western and southern perimeters. Staff also stated a landscape plan and irrigation would be required with the development of the property. 10 January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 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 most of the issues raised at the January 16, 2015, Subdivision Committee meeting. The revised site plan has dimensioned the property lines, indicated building setback dimensions, the areas to be landscaped and the areas to be used as common usable open space. The revised plan has indicated the approximately location of the creek running along Kanis Road and indicated the area as open space. For the frontage of the property along Kanis Road, a center turn will be striped with tapers for left turn movements to not impede thru traffic on Kanis Road. The applicant has indicated the hours of dumpster service will be limited to weekdays from 8 am to 6 pm. 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 47-feet. The site plan notes the proposed building coverage is 17 percent, the total paved area is 21 percent and the proposed landscaped area is 62 percent. The development is proposed in three (3) phases. Buildings 1 — 4 along with the clubhouse will be constructed in the first phase. Buildings 5 - 8 will be constructed in the second phase and Buildings 9 and 10 will be constructed in the final phase. Phase 2 construction will begin within 6 — 12 months of the completion of the first phase. Phase 3 will begin construction within 6 — 12 months of the completion of the second phase. The onsite amenities will include a clubhouse with lounge, meeting space, theater, gym. A pool will be located next to the clubhouse. Paths or trails will be used to connect the onsite amenities with the buildings and allow the tenants outdoor opportunities to access open space areas. The development is proposed with a single entry development sign. The sign is proposed ten (10) feet in height and 100-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 11 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A 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. Staff is not supportive of the request. The applicant is proposing the development of 14.03 acres with 240 units of multi -family housing. The overall density proposed for this development is 17.11 units per acre. 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. 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. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The overall density proposed for the development is not consistent with the typical development standards of the City's Future Land Use Plan. Staff has concerns with the placement of 240 units at this location considering additional units that are planned by this developer and another developer within a short distance of each other. Staff feels the concentration of multi -family within such a small geographic area may potentially negatively impact the general area and the nearby neighborhoods. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) Mr. Jacob Chi, 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 addressed the Commission stating this was a $24 million dollar investment with $1.3 million dollars in public improvements. He stated Panther Branch Creek ran along Kanis Road which would be maintained as a buffer. He stated there was also a large 12 January 29, 2015 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8959-A drainage along the sites southern boundary which with the two rendered one-third of the site as unusable. He stated the site would not develop without density. He stated the infrastructure cost were too high to allow for development of the site as single-family. He stated the City had approved a development with a similar density 500-feet east of this site. Ms. Carolyn Hatch addressed the Commission in opposition of the request. She stated she lived to the east of the site. She stated the traffic on Kanis Road was difficult. She stated without the infrastructure in place first the quality of life was reduced. Ms. Amy Pierce addressed the Commission in opposition of the request. She stated the property would develop. She stated her concern was the use of the property and felt the use was too intense for the site. Mr. Greg Jones stated he echoed the previous comments. He stated it was not the quality of the development but the density of the development and the increase in traffic the development would generate. Mr. Eric Stoffel addressed the Commission in opposition of the request. He stated the residents of Kanis Creek supported development. He stated he felt the corridor should be designed for continuity. He stated the Design Overlay District should be in place prior to any more development along Kanis Road. Mr. Alvin Weintraub addressed the Commission in opposition. He stated the construction of Kanis Road from Gamble Road to the west would be difficult and a number of property owners would lose a large part of their property to allow for the four or five laneing of the street. He stated the road should be fixed first, teach residents the traffic flows in the area and then put in additional units. Melanie Strigel addressed the Commission development was located 500 feet west of for multi -family. She stated she would qu close proximity. in opposition of the request. She stated the a development currently under construction :)stion the need for additional units in such Ms. Linda Collins addressed the Commission in opposition. She stated she was not a developer and knew little about development. She stated she felt this was a false choice saying that the property would not develop unless developed with this intensity. She stated apartments were not the only option for development. She stated development of the property may not be residential but some mixed use development of non-residential. Mr. Ross Phillips addressed the Commission in opposition of the request. He stated the developer was only required to construct one-half of the street adjacent to his site. He stated with the construction of Mr. Chi's improvements and the Panther Branch 13 January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A improvements there would be off -sets in the road. He stated he felt the site would develop and felt a mixed use development was a better fit for the area. Ms. Cathi Watkins addressed the Commission in opposition of the request. She stated Little Rock was not growing fast enough to fill the number of new units being constructed. She questioned once the older apartments were empty what would happen to them. She questioned if they would be torn down and at what cost to the neighborhoods where the apartments were located. She stated this was a planning consideration and should be considered before additional units were approved. Ms. Ruth Bell, League of Women Voters Pulaski County, addressed the Commission in opposition. She stated the density of the development was far above the City's plan for the area. She stated the Design Overlay District was a real plan for the corridor and requested the Commission wait until the plan was in place prior to approval of any additional development in the area. Mr. Chi stated he did not agree with the residents statements concerning development of the site. He stated he felt as a developer he knew what it would take to make the site develop. He stated it was best to allow responsible development in an area. He stated the City could not wait for the infrastructure to be in place before allowing development to occur. He stated without private development the area would remain as it currently existed. There was a general discussion by the Commission concerning development in the City and how infrastructure was put in place throughout the City. It was noted the City should consider additional funding sources to construct streets within areas and not place the burden on the developers. The Commission noted there was a need for varying densities within areas of the City. The Commission stated safety of the residents was key in considering an application request. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes, 0 absent and 1 open position. 14