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HomeMy WebLinkAboutZ-8503 Staff AnalysisFILE NO.: Z-8503 NAME: The Residence at Brodie Creek Long -form PD-R LOCATION: Located on the Northwest Corner of West 361h Street and Bowman Road DEVELOPER: Richardson Properties, LLC 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 41.9 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family PD-R Multi -family VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Land Alteration Ordinance to allow advanced grading of Phase II with the construction of Phase I. 2. A waiver of the stormwater detention ordinance requirements. A. PROPOSALIREQUEST: The project contains approximately 42 acres and is located near the northwest corner of West 36th Street and South Bowman Read. The developer is proposing the construction of 480 units of multi -family housing for a density of 11.45 units per acre. The project will consist of twenty (20) buildings with twenty-four (24) units per building. There will also be garages, carports and a maintenance building. The site will contain a wellness center and pool. The project is proposed as a gated community with a security fence around the perimeter. FILE NO.: Z-8503(Cont. The property is not located within a subdivision therefore there is not a Bill of Assurance for this property. B. EXISTING CONDITIONS: This area of South Bowman Road contains primarily residential uses located on acreage. The site proposed for development is heavily wooded as is the property to the north. There are_single-family homes located south of this site and further south is a parcel zoned 0-2, Office and Institutional District which also contains single-family homes. East, across South Bowman Road, is wooded property currently zoned R-2, Single-family. Adjacent to this site South Bowman Road has not been constructed to Master Street Plan standards. There is no curb, gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Woodlands Edge Community Association were notified of the public hearing. D_ ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline of the street. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. 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. 5. Due to the proposed number of units, an emergency access is required to be provided. 4 FILE NO.: Z-8503 (Cont. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 11. Street improvement plans shall include signage and striping. Traffic Engineering 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 Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. The proposed driveway should intersect Bowman Road at a 90 degree angle. 14. Provide a sketch grading and drainage plan. If retaining walls or cut are proposed and the heights exceeds 15 feet for each wall or 30 feet of total height and variance is required to be obtained. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Bowman Road as well as the 24 . 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 Little Rock Fire 3 FILE ND • Z-8503 (Cont.) Department is required. A water main extension will be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s), 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. A 24-inch water line crosses this site within a 15-foot wide waterline easement on southwest side of property. Care must be taken to protect the water line and any appurtenances, such as access and air release vaults which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Fire Department: Fire hydrants will be required. The development must maintain a 20-foot minimum gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density for this property. The applicant has applied for a Long -form PRD. The proposed land uses in the Planned Development are consistent with the Residential Medium Density Category. Master Street Plan: Bowman Road and West 36;h Street are both Minor Arterials on the Master Street Plan. West 36th Street is proposed to continue west from this intersection as a Minor Arterial. Additionally, the Master Street Plan shows a Collector heading north from the West 36th Street extension up to South Trail Drive. This Collector may go through, be adjacent or just west of this development. As part of this application a more exact location for the Collector must be determined. The primary function of a Collector Street 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 these streets since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is shown along Bowman Road. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6') marked bike lane. Additional paving and right-of-way may be required. 12 FILE NO.: Z-8503 (Cont. Neiahborhood Action Plan: There is not a neighborhood plan for this area. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 300 square feet in area. 3. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 4. The property to the north, south, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, eastern and western perimeters of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating the development was proposed as a multi -family development at a density consistent with the City's Future Land Use Plan. Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff stated they and the applicant had met a number of times to discuss the site plan, the alignment of South Bowman Road and the location of the north/south collector street identified on the Master Street Plan. Staff stated they had determined the collector street located in the area should be located on the west side of the creek and not on this site. Staff stated this would allow a north/south connection on both sides of the creek. There was no further discussion of the item. 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 the issues outlined for the November 12, 2009, Subdivision Committee meeting. A secondary 5 FILE NO.: Z-8503 Cont. access has been included on the site plan along the northern perimeter as required by the State fire code. The developer has also provided building elevations showing the structures as th!,ee (3) story with a maximum building height of 45-feet. The site plan indicates the placement of perimeter fencing constructed of vinyl on the north and south property lines and a brick column and wrought iron fence on the east abutting South Bowman Road. All fencing is proposed eight (8) feet in height. The brick columns are proposed with a maximum height of ten (10) feet. The site plan indicates a minimum of a 50-foot buffer along the street and eastern perimeter. There is a sixty -foot land use buffer in addition to the Brodie Creek located along the western perimeter. On the northern perimeter the buffer is 30-feet along the rear of buildings 17 — 20 and increases to 50 feet in the western portion of the site. The southern land use buffer behind buildings 1 — 6 is indicated as 30-feet. The site is proposed with 20 buildings of multi -family housing, 1 clubhouse, 1 maintenance building and covered parking both in the form of garages and carports. There are a total of 480 units proposed. Of the units 160 are 1-bedroom, 200 are 2-bedroom and 120 are 3-bedroom. The site plan indicates large areas of open space and there is a playground area identified on the site plan. The playground area is to include stationary recreational equipment. The parking indicated on the plan consists of a garage parking, carport parking and surface parking. A maximum of 100 garages and 100 carports are proposed. The site plan indicates a total of 993 surface parking spaces. Based on the typical minimum parking required for a multi -family development a total of 720 parking spaces would typically be required. The parking indicated is more than adequate to serve the development. The applicant has provided a rendering of the proposed sign. The sign is indicated with a maximum height of 8'1'/z" tall and a maximum width of 16'6". The sign is proposed with a variation in height constructed of similar materials as the apartment units. The lettered sign area is indicated containing 46 square feet. The right of way for South Bowman Road will be dedicated and street improvements will be completed to one-half of a 59-foot street with a 5-foot sidewalk with the development of Phase I. The development is proposed in two (2) phases with the clubhouse, maintenance building and apartment buildings 1 — 6 and 17 — 20 constructed in the first phase. Buildings 7 — 16 will be completed in the second phase. The development is proposed as a gated community. Each gate will have an entrance and exit drive. Both drives will maintain a 20-foot minimum gate opening as required by the fire department. n. FILE NO.: Z-8503_ Cont. Staff does not support an in -lieu payment for stormwater detention. The site is approximately 41 acres and is in the upper reaches of the Brodie Creek watershed. Much development has occurred downstream of the site in which Public Works receives a number of drainage complaints. Drainage problem are common in the Cherry Creek, Tall Timber and Pecan Lake areas. Staff believes stormwater detention should be provided on site. Staff is supportive of the request to allow rezoning of the site from R-2, Single-family to PD-R to allow the development of the site with multi -family housing. The property is identified on the City's Future Land Use Plan as Residential Medium Density. This classification allows for single-family attached, single-family detached, duplex, town homes, multi -family and patio or garden homes. The density allowed in this classification is between six (6) and twelve (12) dwelling units per acre. This development is proposed with an overall density of 11.45 units per acre. 13.2 percent of the site will be covered with buildings and 45.7 percent of the site covered in paving. The remaining 41.1 percent is dedicated to landscaping and common open space. Staff feels the development of the site as proposed is appropriate and should not have an adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow grading of the Phase II portion of the development with the issuance of a building permit for the Phase I portion of the development. Staff recommends stormwater detention be provided on site with the development of the project. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow grading of the Phase II portion of the development with the issuance of a building permit for the Phase I portion of the development. Staff also presented a recommendation the stormwater detention be provided on site with the development of the project. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. 7 December 3, 2009 ITEM NO.: 20 FILE NO.: NAME: The Residence at Brodie Creek Long -form PD-R LOCATION: Located on the Northwest Corner of West 36th Street and Bowman Road DEVELOPER: Richardson Properties, LLC 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 41.9 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family PD-R PROPOSED USE: Multi -family VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Land Alteration Ordinance to allow advanced grading of Phase II with the construction of Phase I. 2. A waiver of the stormwater detention ordinance requirements. A. PROPOSAL/REQUEST: The project contains approximately 42 acres and is located near the northwest corner of West 361h Street and South Bowman Road. The developer is proposing the construction of 480 units of multi -family housing for a density of 11.45 units per acre. The project will consist of twenty (20) buildings with twenty-four (24) units per building. There will also be garages, carports and a maintenance building. The site will contain a wellness center and pool. The project is proposed as a gated community with a security fence around the perimeter. December 3, 2009 SUBDIVISION TEM NO.: 20 (Cont. FILE NO.: Z-8503 The property is not located within a subdivision therefore there is not a Bill of Assurance for this property. B. EXISTING CONDITIONS: This area of South Bowman Road contains primarily residential uses located on acreage. The site proposed for development is heavily wooded as is the property to the north. There are single-family homes located south of this site and further south is a parcel zoned 0-2, Office and Institutional District which also contains single-family homes. East, across South Bowman Road, is wooded property currently zoned R-2, Single-family. Adjacent to this site South Bowman Road has not been constructed to Master Street Plan standards. There is no curb, gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline of the street. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. 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. 2 December 3, 2009 SUBDIVISION ITEM NO.: 20 (Cont. 5. Due to the proposed number of units, an emergency access is required to be provided. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 11. Street improvement plans shall include signage and striping. Traffic Engineering 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 Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. The proposed driveway should intersect Bowman Road at a 90 degree angle. 14. Provide a sketch grading and drainage plan. If retaining walls or cut are proposed and the heights exceeds 15 feet for each wall or 30 feet of total height and variance is required to be obtained. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required. with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energv: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Bowman Road as well as 3 December 3, 2009 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-8503 the 24". 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 Little Rock Fire Department is required. A water main extension will be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. A 24-inch water line crosses this site within a 15-foot wide waterline easement on southwest side of property. Care must be taken to protect the water line and any appurtenances, such as access and air release vaults which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Fire Department: Fire hydrants will be required. The development must maintain a 20-foot minimum gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning_Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density for this property. The applicant has applied for a Long -form PRD. The proposed land uses in the Planned Development are consistent with the Residential Medium Density Category. Master Street Plan: Bowman Road and West 36th Street are both Minor Arterials or the Master Street Plan. West 36th Street is proposed to continue west from this intersection as a Minor Arterial. Additionally, the Master Street Plan shows a Collector heading north from the West 36th Street extension up to South Trail Drive. . This Collector may go through, be adjacent or just west of this development. As part of this application a more exact location for the Collector must be determined. The primary function of a Collector Street 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 Ll December 3, 2009 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: 2-8503 distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is shown along Bowman Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6) marked bike lane. Additional paving and right-of-way may be required. Neighborhood Action Plan: There is not a neighborhood plan for this area. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 300 square feet in area. 3. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 4. The property to the north, south, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, eastern and western perimeters of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating the development was proposed as a multi -family development at a density consistent with the City's Future Land Use Plan. Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff stated they and the applicant had met a number of times to discuss the site plan, the alignment of 5 December 3, 2009 SUBDIVISION ITEM NO.: 20 (Cont. FILE NO.: Z-8503 South Bowman Road and the location of the north/south collector street identified on the Master Street Plan. Staff stated they had determined the collector street located in the area should be located on the west side of the creek and not on this site. Staff stated this would allow a north/south connection on both sides of the creek. There was no further discussion of the item. 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 the issues outlined for the November 12, 2009, Subdivision Committee meeting. A secondary access has been included on the site plan along the northern perimeter as required by the State fire code. The developer has also provided building elevations showing the structures as three (3) story with a maximum building height of 45-feet. The site plan indicates the placement of perimeter fencing constructed of vinyl on the north and south property lines and a brick column and wrought iron fence on the east abutting South Bowman Road. All fencing is proposed eight (8) feet in height. The brick columns are proposed with a maximum height of ten (10) feet. The site plan indicates a minimum of a 50-foot buffer along the street and eastern perimeter. There is a sixty -foot land use buffer in addition to the Brodie Creek located along the western perimeter. On the northern perimeter the buffer is 30-feet along the rear of buildings 17 — 20 and increases to 50 feet in the western portion of the site. The southern land use buffer behind buildings 1 — 6 is indicated as 30-feet. The site is proposed with 20 buildings of multi -family housing, 1 clubhouse, 1 maintenance building and covered parking both in the form of garages and carports. There are a total of 480 units proposed. Of the units 160 are 1-bedroom, 200 are 2-bedroom and 120 are 3-bedroom. The site plan indicates large areas of open space and there is a playground area identified on the site plan. The playground area is to include stationary recreational equipment. The parking indicated on the plan consists of a garage parking, carport parking and surface parking. A maximum of 100 garages and 100 carports are proposed. The site plan indicates a total of 993 surface parking spaces. Based on the typical minimum parking required for a multi -family development a total of 720 parking spaces would typically be required. The parking indicated is more than adequate to serve the development. L December 3, 2009 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-8503 The applicant has provided a rendering of the proposed sign. The sign is indicated with a maximum height of 8'1'/2" tall and a maximum width of 166". The sign is proposed with a variation in height constructed of similar materials as the apartment units. The lettered sign area is indicated containing 46 square feet. The right of way for South Bowman Road will be dedicated and street improvements will be completed to one-half of a 59-foot street with a 5-foot sidewalk with the development of Phase I. The development is proposed in two (2) phases with the clubhouse, maintenance building and apartment buildings 1 — 6 and 17 — 20 constructed in the first phase. Buildings 7 — 16 will be completed in the second phase. The development is proposed as a gated community. Each gate will have an entrance and exit drive. Both drives will maintain a 20-foot minimum gate opening as required by the fire department. Staff does not support an in -lieu payment for stormwater detention. The site is approximately 41 acres and is in the upper reaches of the Brodie Creek watershed. Much development has occurred downstream of the site in which Public Works receives a number of drainage complaints. Drainage problem are common in the Cherry Creek, Tall Timber and Pecan Lake areas. Staff believes stormwater detention should be provided on site. Staff is supportive of the request to allow rezoning of the site from R-2, Single-family to PD-R to allow the development of the site with multi -family housing. The property is identified on the City's Future Land Use Plan as Residential Medium Density. This classification allows for single-family attached, single-family detached, duplex, town homes, multi -family and patio or garden homes. The density allowed in this classification is between six (6) and twelve (12) dwelling units per acre. This development is proposed with an overall density of 11.45 units per acre. 13.2 percent of the site will be covered with buildings and 45.7 percent of the site covered in paving. The remaining 41.1 percent is dedicated to landscaping and common open space. Staff feels the development of the site as proposed is appropriate and should not have an adverse impact on the adjoining properties. 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. 7 December 3, 2009 SUBDIVISION ITEM NO.- 20 (Cont. FILE NO.: Z Staff recommends approval of the variance request to allow grading of the Phase II portion of the development with the issuance of a building permit for the Phase I portion of the development. Staff recommends stormwater detention be provided on site with the development of the project. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow grading of the Phase II portion of the development with the issuance of a building permit for the Phase I portion of the development. Staff also presented a recommendation the stormwater detention be provided on site with the development of the project. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. 0 ITEM NO.: 20. Z-8503 NAME: The Residence at Brodie Creek Long -form PD-R LOCATION: located on the Northwest Corner of West 36th Street and Bowman Road Plannina Staff Comments: 1. Provide notification of all property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. Will the site contain storage modules within the parking lot area? 3. The State fire code states for multiple family residential development having more than 200 dwelling units two separate and approved fire apparatus access roads are required regardless of whether the units are equipped with an approved automatic sprinkler system. 4. Will the site contain a playground area? 5. Provide details of the proposed signage including location, total height and total area. 6. Provide the number of stories of the proposed buildings. 7. Provide details of the proposed fencing including construction materials and total height. 8. Provide the number of units per building. Provide the unit mix proposed for the development. (Number of 1-bedrooms, 2-bedrooms, 3-bedrooms) 9. Provide the percentage of area designated as common open space. The ordinance requires a minimum of 10 to 15% of common open area for residential developments. 10. Provide the maximum building coverage in the general notes section of the site plan. 11. Provide the area proposed for landscaping within the general notes section of the site plan. Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow advanced grading of Phase II with the construction of Phase I. 2. A waiver of the stormwater detention ordinance requirements. Public Works Conditions: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located Item # 20. 29.5 feet from the centerline of the street. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. 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 for advanced grading being requested? 5. Due to the proposed number of units, an emergency access is required to be provided. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10.In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 11. Street improvement plans shall include signage and striping. Traffic Engineering 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 Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. The proposed driveway should intersect Bowman Road at a 90 degree angle. 14. Provide a sketch grading and drainage plan. If retaining walls or cut are proposed and the heights exceeds 15 feet for each wall or 30 feet of total height and variance is required to be obtained. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Bowman as well as the 24" 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 Item # 20. plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A water main extension will be needed to provide water service to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. A 24-inch water line crosses this site within a 15-foot wide waterline easement on SouthWest side of property. Care must be taken to protect the water line and any appurtenances, such as access and air release vaults which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Fire Department: Fire Hydrants will be required. The development must maintain a 20- foot minimum gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density for this property. The applicant has applied for a Long -form PRD. The proposed land uses in the Planned Development are consistent with the Residential Medium Density Category. Master Street Plan: Bowman Road and West 36th Street are both Minor Arterials on the Master Street Plan. West 36th Street is proposed to continue west from this intersection as a Minor Arterial. Additionally, the Master Street Plan shows a Collector heading north from the West 36th Street extension up to South Trail Drive. This Collector may go through, be adjacent or just west of this development. As part of this application a more exact location for the Collector must be determined. The primary function of a Collector Street 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 these streets since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is shown along Bowman Road. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6') marked bike lane. Additional paving and right-of-way may be required. Neighborhood Action Plan: No neighborhood plan for this area. Landscape: Item # 20. 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. 3. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. Some of the proposed areas do not meet this minimum standard. 4. What is the future purpose of the green space located within the interior of the site? 5. The property to the north, south, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, eastern and western perimeters of the site. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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, November 19, 2009. Item # 20.