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HomeMy WebLinkAboutZ-9257 Staff AnalysisFILE NO.: Z-9257 NAME: Big Rock Plaza Long -form PCD LOCATION: Located on the Northwest corner of Pleasant Hill Road and Vimy Ridge Road DEVELOPER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 FNC;INFFR- Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 AREA: 23.26 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE VARIANCEM/AIVERS NUMBER OF LOTS: 5 PLANNING DISTRICT: 16 R-2, Single-family Single-family residential FT. NEW STREET: 1,400 LF CENSUS TRACT: 41.04 PCD, Planned Commercial Development Mixed use — Retail, Office and Elderly Housing None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is seeking approval of a rezoning from R-2, Single-family to PCD, Planned Commercial Development, to allow the development of the site as a mixed use development. The applicant is proposing a five (5) lot subdivision. Lot 1 is proposed containing 2.66-acres. Lot 1 is proposed for development with a 16,000 square foot retail building utilizing C-3, General Commercial District uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square foot building. The lot is proposed utilizing C-3, General Commercial District uses FILE NO.: Z-9257 (Cont. and/or a grocery store. Lot 3 is proposed containing 2.76-acres. The lot is proposed with a 30,000 square foot four (4) bay retail strip center utilizing C-3, General Commercial District uses. Lot 4 is proposed containing 4.31-acres developed with a 46,000 square foot assistance living center. Lot 5 is proposed containing 7.7-acres. The development plan for Lot 5 consist of 35 buildings, 100-feet by 20-feet, of mini -warehouse. The development is proposed with a new public street. The street is proposed with a back of curb to back of curb width of 51-feet. The street is proposed as a divided median street. B. EXISTING CONDITIO The site is a tree covered site with frontage on Pleasant Hill Road and Vimy Ridge Road. Both streets are substandard streets with no curb, gutter or sidewalk in place and open ditches for drainage. The area to the south of this site is predominately single-family homes located on large lots. The area to the north is developing as an attached residential community by this developer. C. NEIGHBORHOOD COMMENT All property owners located within 200-feet of the site along with the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vimy Ridge 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. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. (Unless the collector street is moved to the north through this proposed development.) 3. The proposed commercial street should be constructed within a 60 foot wide right-of-way and 36 feet width from back of curb to back of curb with sidewalks on both sides and access ramps at intersections. The proposed median lengths may be altered from approved plans to provide sufficient left turn lane stack depending on estimated traffic generation from the adjacent development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hill Road. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. The proposed sidewalk may 2 FILE NO.. Z-9257 Cont. be required to be placed on the north side of the Centerpoint gas pipeline station. A left turn lane should be provided on north bound Vimy Ridge Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Hill Road including 5-foot sidewalks with the planned development. The new back of curb should located 13 feet from centerline of the existing street. The new sidewalk maybe required to be placed on the north and west sides of the Centerpoint gas pipeline 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the lots with the construction of the street? 8. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provision to minimize such flooding should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream stream storm drainage system. 9. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owner's association and detailed in the bill of assurance. 10. 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. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. 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 501.379.1813 or gsimmonsa littlerock,gov for more information. 13. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, 501.371.4537 or c 1haley(Mittlerock.gov. 14. A turnaround must be provided at the end of the proposed street until a through connection is made. 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 3 FILE NO.: Z-9257 (Cont. 16. 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. 17. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 18. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Driveway spacing on commercial streets is 250 feet from intersecting street right-of-ways and other driveways. 19. Show the location of Huff Lane on the proposed plan located the east side of Vimy Ridge Road. 20. All driveways shall be concrete aprons per City Ordinance. 21. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 22. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authorit : Sewer main extension required with easements if new sewer service is required for this project. Capacity analysis required. EAD Analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities on the property based on the information provided. However, there is an existing three phase, overhead power line running along the west side of Vimy Ridge Road which may be in conflict with proposed road widening related to the project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If 12 FILE NO.: Z-9257 additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. 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. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 5 FILE NO.: Z-9257 (Cont. 4. Loading_ Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. C. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 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 — D 105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the 0 FILE NO.: Z-9257 (Cont. building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. 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. 8. 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 U L 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 9. 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. a. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including 7 FILE NO.: Z-9257 (Cont. nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2. b. 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. 10. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape-, Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(&Iittlerock.gov or Mark Alderfer at 501.371.4875; malderfer aC__littlerock.go� 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 average depth of Lot 5 is approximately 450 feet a minimum twenty-seven (27) foot street buffer will be required adjacent to the Pleasant Hill Road right-of-way. 3. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and west are zoned R-2, Single-family. The maximum dimension required shall be fifty (50) feet. 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 n FILE NO.: Z-9257 (Cont. undisturbed. Easements cannot count toward fulfilling this requirement. Existing and planted vegetation may be used to achieve the required screening. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The approximate average depth of the Lots 1, 3, 4 is approximately 360 feet. A minimum twenty-two (22) foot buffer adjacent to the north property line will be required. The approximate width of Lot 5 is 680 feet. A minimum forty-one (41) foot buffer adjacent to the west property line will be required. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planni Rock Region Metro: METRO does not currently serve this location but it is in our long range plans. Our only concern for the plan as presented if the need to provide sidewalks throughout the complex for access to future trail and transit routes. The site is located near the Southwest trail which will provide a short bicycle commute to the existing transit route. Sidewalks are included in the promotional renderings but no the plans. Planning Division: This request is located in Otter Creek Planning District. The Land Use Plan shows Residential Medium (RM) and Residential Low Density (RL) for this property. The Residential Medium Density (RM) 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 Residential Low Density 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 9 FILE NO.: Z-9257 (Cont. six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow C-3 uses, a mini -warehouse and assisted living facility. Master Street Plan: South of the property is Pleasant Hill Road and it is shown as a Collector Street on the Master Street Plan. Plan. East of the property is Vimy Ridge Road and it is shown as a Minor Arterial Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 Vimy Ridge Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were a number of outstanding technical issues in need of addressing. Staff requested the proposed signage plan, the days and hours of operation, the hours of dumpster service and the location, height and materials of any proposed fencing. Public Works comments were addressed. Staff stated Vimy Ridge Road was classified on the Master Street Plan as a minor arterial which would require right of way dedication to 45-feet from centerline. Staff stated the proposed commercial street should be constructed within a 60-foot right of way and 36-feet width from back of curb to back of curb with sidewalks on both sides and access ramps at intersections. Staff stated the proposed median lengths may be altered from the approved plans to provide sufficient left turn stack depending on estimated traffic generations from the adjacent development. Landscaping comments were addressed. Staff stated with the site development it would be necessary to comply with the landscape and buffer ordinances. Staff stated screening was required adjacent to less restrictive uses such as the residential to the north and the west. Staff stated developments of two (2) or more acres would require a landscape plan stamped with the seal of a landscape architect. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 10 FILE NO.: Z-9257 (Cont.) ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed signage plan, the days and hours of operation, the location of any proposed dumpsters, the hours of dumpster service and the height and materials of the proposed fencing The request is a rezoning of the site from R-2, Single-family to PCD, Planned Commercial Development, to allow the development of the site as a mixed use development. The applicant is proposing a five (5) lot subdivision. Lots 1 - 3 will be developed utilizing the C-3, General Commercial District uses as allowable uses. Lot 4 is indicated as elderly housing and Lot 5 with mini -warehouse. Lot 1 is proposed containing 2.51-acres. Lot 1 is proposed for development with a 16,000 square foot retail building utilizing C-3, General Commercial District uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square foot building. The lot is proposed utilizing C-3, General Commercial District uses and/or a grocery store. Lot 3 is proposed containing 2.73-acres. The lot is proposed with a 30,000 square foot four (4) bay retail strip center utilizing C-3, General Commercial District uses. Lot 4 is proposed containing 4.31-acres developed with a 46,000 square foot assistance living facility. Lot 5 is proposed containing 7.56-acres. The development plan for Lot 5 consists of 35 buildings, 100-feet by 20-feet, of mini -warehouse. The development is proposed with 1,400 linear feet of new public street. The street is proposed with a back of curb to back of curb width of 51-feet. The street is proposed as a divided median street. The street is proposed with a two (2) foot curb, a five (5) foot bike lane, an eleven (11) foot driving surface, a 15-foot median, a eleven (11) foot driving lane, a five (5) foot bike lane, a two (2) foot curb. The applicant indicates each of the lots will have individual signs. The signs are proposed as monument signs with a maximum height of six (6) feet and a maximum sign area of 36 square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the front fagade area. Corner lots will be allowed signage on each fagade with public street frontage. The hours of operation for the retail portion of the development are from 6 am to 10 pm seven (7) days per week. The grocery building hours will vary from 6 am to 10 pm, depending on the building tenant. The retail/restaurant portion of the development is proposed from 8 am to 10 pm also depending on the tenant. The mini -warehouse portion of the development will have 24-hour key pad access. The office hours are typical office hours, 8 am to 6 pm Monday through Friday. The applicant indicates an on -site manager residences is included in the request. 11 FILE NO.: Z-9257 (Cont. The plan notes each lot will have a dumpster. The dumpster hours of service are limited to 7 am to 6 pm Monday through Friday. Each of the dumpsters will be screened to meet the typical ordinance requirements. The plan indicates all site lighting will be low level and directional, directed downward and into the site. The height of the parking lot poles will be limited to lessen the potential impact to adjacent properties. The maximum building height proposed is 35-feet. The applicant indicates the grocery building will begin construction in the summer of 2018. The mini -storage is also proposed for construction in the summer of 2018. The retail/restaurant proposed on Lot 1 is proposed for construction in the fall of 2018. The retail building located on Lot 3 is proposed for construction in the summer of 2019 and the assisted living is proposed for construction in the summer of 2019. The mini -warehouse portion of the development is proposed in a single phase. The applicant indicates screening will be provided along the northern and southern perimeter via dense evergreen plantings and/or solid board fences or walls. The applicant states a 50-foot undisturbed buffer will be provided along Pleasant Hill Road to provide the proper screening for the mini -warehouse development. The mini -warehouse portion of the development is proposed with chain link fencing a maximum of eight (8) feet in height. Staff is supportive of the applicant's request. The applicant is seeking approval of a rezoning from R-2, Single-family Residential to PCD, Planned Commercial Development to allow the development of a commercial node at the intersection of the future collector street and Vimy Ridge Road. The commercial is proposed to serve the newly developing townhouse community to the north as well as residents in the area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site as proposed by the applicant is appropriate. J. STAFF RECOMMENDATION - Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 12 ITEM NO.: 10, NAME: Big Rock Plaza Long -form PCD Z-9257 LOCATION: located on the Northwest corner of Pleasant Hill Road and Vimy Ridge Road Plannina Staff Comments: 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 September 27, 2017. The Office of Planning and Development must receive the proof of notice no later than October 6, 2017. Will comply, notifications have been sent. Affidavit to be provided to planning by Brad Walker. 2. What commercial uses are being proposed for the use of the buildings? C-1, Neighborhood Commercial, C-2, Shopping Center District, C-3, General Commercial. • Mixed use commercial is being proposed as there are plans for a grocery building, a 4 building strip mall, and a retail/restaurant building. 3. Provide details of the proposed signage plan including location total height and total sign area for ground signage. Provide details of the proposed building signage including the location and total sign area proposed. A signage plan will be provided at the time construction plans are submitted for approval to the City of Little Rock. Ground signs will conform to City of Little Rock code. It is our intention that ground monument signs be no larger than 6 x 6 with an area of 36 sf. Building signage will also meet City of Little Rock Code, maintaining the allowable percentage of the front fagade of each building. 4. Provide the days and hours of operation for the businesses. The hours of operation of the 4-building strip mall would be between the hours of 7am and 9pm (depending on building tenants). The grocery building hours would vary from 6am to 8- 10pm (depending on building tenant). The retail / restaurant building will be from 8-10am to 7-9pm (depending on building tenants) 5. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster and a note indicting the screening. Staff recommends the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. Dumpsters shown on Preliminary Plat. Dumpster service note added to general notes stating dumpster service will be limited to 7am to 6pm Monday through Friday. 6. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. Site lighting plan to be provided at the time construction plans are submitted for approval to the City of Little Rock. Site lighting will conform to City of Little Rock code. Site Lighting will conform to low-level and directional, aimed downward and into the site. ITEM NO.: 10. Z-9257 7. Provide a development schedule indicating the approximately date when construction of the planned unit development or stages of the planned unit development can be expected to begin and be completed. Grocery Building — Estimated Summer 2018 Mini -Storage — Estimated Summer 2018 Retail/Restaurant — Estimated Fall 2018 w 4-Building Strip Mall — Estimated Summer 2019 a Assisted Living — Estimated Summer 2019 8. Provide the maximum building height in the general notes section of the site plan. i. Will comply, maximum building height to not exceed 30' 9. Provide details of all and any proposed fencing. Include the location, the construction materials, total height of the proposed fences. + Chain link fencing will be proposed around the mini -storage site and will be gated at the single entryway. A minimum 50' wooded/landscaped area will remain as a buffer to mask the mini -storage site from the proposed roadway. 10. Provide the proposed phasing plan for the mini -warehouse development. • The mini -storage facility will be built in a single phase. 11. Provide details of the proposed development including amenities to be offered to the residents, any medical/nursing staff to be provided, transportation. 12. Provide on the site plan any outdoor patios, areas for outdoor activities and/or areas for outdoor gardens. • Outdoor patios and areas for outdoor activities will be provided to the north of the assisted living facility for the residents. Areas shown on the plat. 13. Will the elderly housing development be gated? ■ The assisted living facility will not be gated, but will be fenced in the rear (north). 14. VarianceNVaivers: None requested. Engineering Comments: Public Works Conditions: 1. Vimy Ridge 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. + Will Comply 2. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. (Unless the collector street is moved to the north through this proposed development.) • The thought is to move the collector street to the north through this development and allow Pleasant Hill Road to remain private. 3. The proposed commercial street should be constructed within a 60 foot wide right-of-way and 36 feet width from back of curb to back of curb with sidewalks on both sides and access ITEM NO.: 10. Z-9257 ramps at intersections. The proposed median lengths may be altered from approved plans to provide sufficient left turn lane stack depending on estimated traffic generation from the adjacent development. • As discussed with Vince Floriani, a 60 foot ROW will be used, but a 51 street back of curb to back of curb will be utilized to provide a 2 foot curb, a 5 foot bike lane, an 11 foot driving surface, a 15 foot median, an 11 foot driving lane, a 5 foot bike lane, a 2 foot curb cross section of the proposed roadway. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hill Road. Will comply 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. The proposed sidewalk may be required to be placed of the north side of the Centerpoint gas pipeline station. A left turn lane should be provided on north bound Vimy Ridge Road. J Will comply 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Hill Road including 5-foot sidewalks with the planned development. The new back of curb should located 13 feet from centerline of the existing street. The new sidewalk maybe required to be placed on the north and west sides of the Centerpoint gas pipeline ■ We are currently doing title work and tracing the legal descriptions that include Pledsarit Hill Road. The current subdivision plat of Quail Run subdivision shows no ROW of Pleasant Hill road. The survey performed by Mike Johnston shows Pleasant Hill Road mostly contained in our property description. We would like to leave this road private as there is no access to our development from Pleasant Hill Road. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the lots with the construction of the street? ■ Will comply. It is the intention to grade the lots as tenants have been found, not with the construction of the road. This will allow the possibility of more existing trees to remain should the layout of the buildings and how they sit on the lot change. 8. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provision to minimize such flooding should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream stream storm drainage system. ■ Will comply. Stormwater runoff analysis will performed at the time of construction plan submittal to the City of Little Rock. ITEM NO.: 10. Z-9257 9. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owner's association and detailed in the bill of assurance. Will comply. Note provided on preliminary plat. 10. 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. • Will comply. An NPDES permit for this site will be necessary and filed at the time of submittal of roadway construction plans. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. mj Will comply 12. 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 501.379.1813 or gsimmons@littlerock.gov for more information. Will comply 13. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, 501.371.4537 or ghaleyCrr7�littierock.gov. Will comply 14.A turnaround must be provided at the end of the proposed street until a through connection is made. 41 Will comply. Circular turn around shown on the preliminary plat at the current proposed street end. 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Will comply. Letter will be submitted at the time of construction plan submittal to the City of Little Rock. 16. 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. Will comply 17. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 9 Will comply 18. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Driveway spacing on commercial streets is 250 feet from intersecting street right-of-ways and other driveways. Will comply. Driveways shown do not exceed 36 feet and are spaced greater than 250 feet from other driveways. Il ITEM NO.: 10, Z-9257 19. Show the location of Huff Lane on the proposed plan located the east side of Vimy Ridge Road. Will comply 20.All driveways shall be concrete aprons per City Ordinance. Will comply 21. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Will Comply 22. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Will Comply. Sketch Grading and Drainage Plan Provided. Utilities/Fire Department/Parks/CountyDepartment/Parks/County Plannin Little Rock Water Reclamation Authority: sewer main extension required with easements if new sewer service is required for this project. Capacity analysis required. EAD Analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities on the property based on the information provided. However, there is an existing three phase, overhead power line running along the west side of Vimy Ridge Road which may be in conflict with proposed road widening related to the project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. 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. ITEM NO.: 10, Z-9257 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. 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. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. ITEM NO.: 10. Z-9257 C. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. 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. 8. 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. ITEM NO.: 10, Z-9257 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. 9. 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. a. 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. b. 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. 10. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County_ Planning_ No comment. Will comply to all Utilities/Fire Department/Parks/County Planning standard comments. Building Codes/Landscape: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: ITEM NO.: 10- Z-9257 Landscape: Curtis Richey at 501.371.4724; crichey(cD-littlerock.glo_y or Mark Alderfer at 501.371.4875; malderfer aC__littlerock.gov 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 average depth of Lot 5 is approximately 450 feet a minimum twenty-seven (27) foot street buffer will be required adjacent to the Pleasant Hill Road right-of-way. Will comply. A 30 foot street buffer has been shown. 3. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and west are zoned R-2, Single-family. The maximum dimension required shall be fifty (50) feet. 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. Existing and planted vegetation may be used to achieve the required screening. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The approximate average depth of the Lots 1, 3, 4 is approximately 360 feet. A minimum twenty-two (22) foot buffer adjacent to the north property line will be required. The approximate width of Lot 5 is 680 feet. A minimum forty- one (41) foot buffer adjacent to the west property line will be required. A Will comply. A 60 foot buffer has been shown to the west. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 0 Will comply 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Will comply 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. Will comply 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. - Will comply ITEM NO.: 10. Z-9257 8. 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. Will comply Transportation/Planning: Rock Region Metro: METRO does not currently serve this location but it is in our long range plans. Our only concern for the plan as presented it the need to provide sidewalks throughout the complex for access to future trail and transit routes. The site is located near the Southwest trail which will provide a short bicycle commute to the existing transit route. Sidewalks are included in the promotional renderings but no the plans. Planning Division, This request is located in Otter Creek Planning District._District. The Land Use Plan shows Residential Medium (RM) and Residential Low Density (RL) for this property. The Residential Medium Density (RM) 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 Residential Low Density category provides for single family homes at densities not to exceed 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 6 units per acre. The applicant has applied for a rezoning from R2 (Single Family District) to PCD (Planned Commercial Development) to allow C-3 uses, a Mini -Warehouse, and assisted living facility. Master Street Plan: South of the property is Pleasant Hill Road and it is shown as a Collector Street on the Master Street Plan. Plan. East of the property is Vimy Ridge Road and it is shown as a Minor Arterial Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 Vimy Ridge Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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, September 27, 2017.