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HomeMy WebLinkAboutZ-8503-A Staff AnalysisFebruary 16, 2012 ITEM NO.: 7 FILE NO.: Z-8503-A NAME: The Pointe at Brodie Creek Revised Long -form PD-R and Land Alteration Variance Request LOCATION: Located at 3400 South Bowman Road DEVELOPER: The Pointe at Brodie Creek, 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 FT. NEW STREET: 0 LF Planned Development — Multi -family Revised PD-R Revision to PD-R to allow a portion of the northern land use buffer to be removed VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading without imminent construction on adjacent property to the north BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 20,208 on January 5, 2010, which rezoned approximately 42 acres located near the northwest corner of West 36th Street and South Bowman Road from R-2, Single-family to PD-R. The approval allowed the construction of 480 units of multi -family housing at a density of 11.45 units per acre. The project included twenty (20) buildings with twenty-four (24) units per building. Garages, carports and a maintenance building were also included on the site plan. The site was to contain a wellness center and pool. The project was proposed as a gated community with a security fence around the perimeter. A variance from the Land February 16, 2012 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-8503-A Alteration Ordinance to allow advanced grading of Phase II with the construction of Phase I was approved by the Commission at their December 3, 2009, public hearing. The approval included a waiver of the stormwater detention ordinance requirements as well. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The developer is now proposing to amend the previously approved PD-R to allow the elimination of a portion of the northern land use buffer. The request also includes a variance from the City's Land Alteration Ordinance to advance grade (without imminent construction) along the northern property line on an adjacent property. The developer is requesting all other requirements and approvals from the previous approval remain. B. EXISTING CONDITIONS: Construction is currently underway for the first phase of the apartment development. This area of South Bowman Road contains primarily residential uses located on acreage. The property to the north is a 25+ acre parcel and is heavily wooded. 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 containing 50+ acres and is currently zoned R-2, Single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjacent property owner. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vegetation must be established on disturbed area within 21 days of completion of grading activities. 2. Maximum 3:1 slope is allowed by City code. 3. Written permission from the adjacent property to grade on his/her property must be provided. 2 February 16, 2012 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-8503-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer is required 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 Capital Investment Charge is applicable to all connections off the waterlines along Bowman Road as well as the 24-inch. 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 the 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 15-foot waterline easement. Paved parking and driveways are allowed. Fire Department: Place fire hydrants per code. A minimum access of 20-feet must be maintained. There must be two entrances/exits from the development. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Although, the site is not located on a bus route, CATA encourages the development and entrances off Bowman to consider pedestrian friendly sidewalks with a landscape buffer to encourage multi -model options. 3 February 16, 2012 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-8503-A Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied to revise the existing PDR (Planned Development Residential) to allow for the elimination of a portion of the land use buffer along the northern perimeter and advanced grading on an adjacent property in conjunction with the apartment development currently under construction on the site. Master Street Plan: Bowman Road is a Minor Arterial. 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 Bowman Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Submit a mitigation plan with the Seal of a Registered Landscape Architect for review. Recommendation of our native species Loblolly Pine saplings in addition to 2 Y2" caliper hardwood mix. 2. Submit plans for watering the new vegetation until propagation and establishment. G. SUBDIVISION COMMITTEE COMMENT: (January 25, 2012) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the request was to revise the PD-R to allow grading on an adjacent property without imminent construction. Staff questioned if the area identified was the limits of the grading. Staff noted the land use buffer in the area would be removed. Staff requested Mr. Daters provide a replanting plan for the buffer area. 0 February 16, 2012 SUBDIVISION ITEM NO.: 7 FILE NO.: Z-8 Public Works comments were addressed. Staff requested Mr. Daters provide written permission from the adjacent property owner to allow grading on his/her property. Staff stated vegetation was to be established on the disturbed area within 21-days of completion of the grading activities. Landscape comments were addressed. Mr. Daters stated he would provide the mitigation plan, which would include planting of native species of trees including a mix of Loblolly Pines and hardwoods. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Daters submitted a revised site plan indicating the proposed planting within the land use buffer. Mr. Daters has also provided a letter from a registered landscape architect outlining the proposed treatment of the buffer area. The request includes the elimination of a portion of the land use buffer along the northern perimeter and a variance from the City's Land Alteration Ordinance to allow grading on an adjacent property without imminent construction. The applicant has indicated the adjoining property owner desires this area along with a portion of her property to be graded to eliminate the need for a retaining wall. The letter indicates approximately 22,000 square feet of the buffer will be cleared as a result of the land alteration variance request. According to the landscape architect the mitigation plan includes the planting of 30, 2 Y2" caliper hardwood species at an average linear spacing of not less than 30 feet as specified in Section 15-96(a) of the City's Landscape Ordinance. Additional 2 Y2" caliper hardwood trees will be planted at a rate of one (1) per 750 square feet if the graded area exceeds 22,000 square feet. Hardwoods may include Oak (Quercus) and Maple (Acer) species. Additionally, 100 Loblolly Pine (Pinus taeda) seedlings will be planted at an average spacing of 15 feet. Additional Loblolly Pine (Pinus taeda) seedlings will be planted at a rate of one (1) per 225 square feet if the graded area exceeds 22,000 square feet. The applicant has indicated the previous approval stated all existing trees 3-inch caliper and larger within the 30-foot buffer along the north and south boundaries were to be protected with orange fencing installed around the drip -lines of the trees. The applicant has indicated should grading extend into the 30-foot buffer 2 Y2" caliper hardwood species will be planted at one (1) tree per 750 square feet. Hardwoods may include Oak and Maple species. In addition Loblolly Pine seedlings will be planted at a rate of one (1) per 225 square feet. February 16, 2012 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-8503-A A temporary irrigation system will be installed within the areas that are disturbed by the grading operations. The irrigation system will be designed to distribute water at a rate of per day for a period of two (2) years. Staff is supportive of the request. Staff does not feel the variance request from the City's Land Alteration Ordinance to allow advanced grading and the elimination of the land use buffer as proposed will significantly impact the development or the area. I. 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 from the City's Land Alteration Ordinance to allow grading as proposed by the applicant without construction on the abutting property being imminent. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2012) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated February 14, 2012, requesting withdrawal of the item. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion of approval of the By-law waiver request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A ITEM NO.: 7. Z-8503-A NAME: The Pointe at Brodie Creek Revised Long -form PD-R and Land Alteration Variance Request LOCATION: located at 3400 South Bowman Road Planning Staff Comments: 1. Provide notification of all property owners located within 200-feet of the site along with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2012. The Office of Planning and Development must receive the proof of notice no later than February 10, 2012. 2. The land use buffer appears to be removed with the land alteration variance request. Provide a restoration planting plan for this area. 3. Will any areas outside the "hatched area" be disturbed? If so indicate the areas the land use buffer will be disturbed. Variance/Waivers: Land Alteration Variance — Land Use Buffer removal Public Works Conditions: 1. Vegetation must be established on disturbed area within 21 days of completion of grading activities. 2. Maximum 3:1 slope is allowed by City code. 3. Written permission from the adjacent property to grade on his/her property must be provided. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if sewer is required for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Enerav: 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 Capital Investment Charge is applicable to all connections off the waterlines along Bowman Road as well as the 24-inch. 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 Item # 7. 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 the 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 15-foot waterline easement. Paved parking and driveways are allowed. Fire Department: Place fire hydrants per code. A minimum access of 20-feet must be maintained. There must be two entrances/exits from the development. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Although, the site is not located on a bus route, CATA encourages the development and entrances off Bowman to consider pedestrian friendly sidewalks with a landscape buffer to encourage multi -model options. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi- family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied to revise the existing PDR (Planned Development Residential) to allow for advanced grading in conjunction with the apartment development currently under construction on the site. The PDR area will be expanded to include the area proposed for grading located on the adjacent property to the north. Master Street Plan: Bowman Road is a Minor Arterial. 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 Bowman Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: Item # 7. 1. Submit a mitigation plan with the Seal of a Registered Landscape Architect for review. Recommendation of our native species Loblolly Pine saplings in addition to 2 Y2" caliper hardwood mix. 2. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3. What are the plans for watering the new vegetation until propagation and establishment? 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, February 1, 2012. Item # 7.