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HomeMy WebLinkAboutZ-8503-C Staff AnalysisOctober 8, 2015 ITEM NO.: 14 FILE NO.: Z-8503-C NAME: The Pointe at Brodie Creek Revised Long -form PRD LOCATION: Located on the West side of South Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek Apartments DEVELOPER: The Pointe at Brodie Creek, LLC 9800 Maumelle Boulevard North Little Rock, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 23.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi -family VARIANCE/WAIVERS: A variance from the City's Land Alteration Ordinance to allow grading of the entire multi -family development site with the development of the first phase. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project is approximately 24-acres of the 60-acre tract west of Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek. The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Development Residential to review and approve a site plan for 408 units of multi -family housing. The remaining areas are indicated on the site plan for future development of single-family and non-residential. The applicant has not indicated the future use of the non-residential portion of the site. At the time of development the development plan will be reviewed to determine if the proposed October 8, 2015 SUBDIVISION ITEM NO.: 14 use is acceptable for the si development has not been preliminary platting this too Commission. B. EXISTING CONDITIONS: FILE NO.: Z-8503- e and the area. The single-family portion of the proposed with a lot layout and at the time of will require review and approve by the Planning The overall site contains 60+ acres located on the west side of South Bowman Road. The entire site is heavily wooded and is occupied by one single-family home. The area proposed for rezoning to Planned Development Residential is located to the rear of this acreage and is not visible from South Bowman Road. In this area there are 600 units constructed to the south of this site in the Pointe at Brodie Creek. There are an additional 500 units approved located across South Bowman Road. Clearing and grading has begun on the site but no buildings are currently under construction. Across for the 60 acre parcel is a nursing home and single-family homes located in the Sandpiper Subdivision. North of the parcel are single-family homes located in the Brodie Creek subdivision. South Bowman Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Woodlands Edge Community Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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 requested to advance grade future phases of construction with construction of Phase 1 ? 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. 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. 4 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation of Building 6 and 7 should be shown on grading plans. 6. 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 drainage and access easement is required adjacent to the floodway boundary. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 or mglasgow@littlerock.org for more information. Show the trash and recycling locations on plan. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. 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. 12. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 13. If the north driveway will be used for more than secondary emergency access, provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 14. What is the proposed use of the 27 foot exit only driveway? If the driveway will be used other than secondary emergency access, the driveway should be paved with asphalt, curb and gutter. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: \ Wastewater: sSewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. 3 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C Entergy: Entergy does not object to this proposal. A three phase power line exists along the east side of Bowman Road on the east side of this property. Another 3 phase line exists to the north of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Enerav: No comment received AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. 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 2 October 8, 2015 SUBDIVISION ITEM NO.: 14(Cont.)FILE NO.: Z-8503-C 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. 8. 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. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Denied until approved entry and exit ways are submitted. Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 5 October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible 0 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Develo ments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain 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. Rock Region Metro: The area is not currently served by METRO. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for the West Little Rock express and community shuttle/flex service. METRO has plans to continue to serve near the area on Route 9 and plans to provide service enhancements. 7 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C F. ISSU ESITEC HN ICAUDESIG N: 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; crichevC@Iittlerock.org or Mark Alderfer at 501.371.4875; malderferWittlerock.orq. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2, Single Family District to PRD (Planned Residential Development District) to allow for development of a multifamily complex, single-family homes and future development of a non-residential use(s) on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 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 Colonel Glenn Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The north, south, and east properties are zoned R-2, Single-family. 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 along these perimeters of the site. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred October 8, 2015 SUBDIVISION NO.: 14 (Cont.) FILE NO.: Z-8503-C (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 5. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) Mr. Tim Daters of White-Daters and Associates and Mr. Keith Richardson were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Daters provide the proposed building elevations, the construction materials, location and material of any proposed fencing and the location of any proposed signage. Staff also requested the applicant provide the proposed phasing plan. Staff questioned if the phases would be subdivided or maintained as a single parcel or lot. Public Works comments were addressed. Staff stated a grading plan was required prior to any development of the site. Staff also stated a traffic impact study was required for the proposed development. Staff questioned the driveway access between the existing and new development. Mr. Daters stated the drive would serve as the construction access and upon completion of the project the drive would provide exit only service to the residence. Staff requested Mr. Daters provide a sketch grading and drainage plan. Landscaping comments were addressed. Staff stated a land use buffer was required along the sites northern, western and eastern perimeters. Staff stated screening was also required along the same perimeters. Staff stated an automatic irrigation system to water landscape areas was required at the time of development. Staff stated a minimum of eight percent (8%) of the interior paved areas was to be landscaped. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 9 October 8, 2015 SUBDIVISION ITEM NO.: 14(Cont.)FILE NO.: Z-8503-C H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed building elevations, the construction materials, location and material of any proposed fencing and the location of any proposed signage. The applicant has also provided the proposed phasing plan and indicated the development would not be subdivided into separate lots. The project is approximately 24-acres of the 60-acre tract located on the west of Bowman Road between the Brodie Creek Subdivision and the Pointe at Brodie Creek apartments. The request is a rezoning of this site from R-2, Single-family to Planned Development Residential to allow the approval of the zoning and a site plan for 408 units of multi -family housing. This is an addition to the existing 600 units located to the south of this site. There is an emergency access which will also serve as an exit drive along this property's southern boundary to allow egress for the residents of this development. All ingress is from the existing drive serving the Pointe at Brodie Creek apartments. The remaining areas are indicated on the site plan for future development of single-family and a non-residential use. The applicant has not indicated the future use of the non-residential portion of the site. At the time of development the development plan will be reviewed to determine if the proposed use is acceptable for the site and the area. The single-family portion of the development has not been proposed with a lot layout and at the time of preliminary platting this too will require review and approval by the Planning Commission. The development is proposed with materials similar to the existing apartments. The building materials will include brick, stone, drivit and/or siding. The roof will be asphalt architectural shingles. The building is proposed with a maximum building height of 45-feet. The buildings are proposed as three (3) story buildings. The site plan indicates the placement of dumpsters in various locations throughout the site. The dumpsters will be screened per the typical ordinance requirement or a minimum of two (2) feet above the height of the trash container. Recycling will also be provided for the development. Recycling containers will also be screened per the minimum ordinance standard. The hours of dumpster service have been limited to daylight hours. The site plan notes wood fencing will be placed along the sites perimeters, northern, eastern and western. The site plan also notes an 8-foot tall vinyl fence 10 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C will be installed on the north and eastern perimeter. The note states all fencing and locations will match the fencing installed within the existing development. The development is proposed in four (4) phases. Phase I includes the construction of five (5) buildings and a pool and pool house. Phase II includes the construction of two (2) additional buildings, Phase III will include the construction of seven (7) buildings and in the final phase three (3) buildings will be constructed. The development contains 17 buildings with 24 units per building. Within the development there are 190 units with one (1) bedroom, 170 units with two (2) bedrooms and 48 units have three (3) bedrooms. The development is proposed with 890 parking spaces. The plan indicates 102 garage spaces, 198 carport spaces and 590 uncovered spaces. Parking for a multi -family development is based on one and one-half parking spaces per unit. Based on this calculation 612 parking spaces would typically be required to serve a development containing 408 units. The applicant has indicated no new signage is proposed for this development. The development does not have street frontage and signage and the placement of signage would be of no benefit to the development. All ingress to the site is from the existing drive entrance which as signage within an entrance feature along South Bowman Road. The request includes a variance from the City's Land Alteration ordinance to allow grading of the entire site with the development of the first phase. The applicant has stated the grading is necessary to allow the site to balance with regard to cuts and fill. The applicant has stated the site will not be visible for South Bowman Road and any visual impact of the clearing will only be seen from within the existing and the proposed new development area. The applicant states they have engaged a traffic engineer to review and prepare a traffic analysis for this development and the potential impact of this development on South Bowman Road. The applicant states upon completion the study will be forwarded to staff for review. Staff is not supportive of the applicant's request. There has been a large amount of multi -family zoning and development in this immediate area within the past twelve months. Across South Bowman Road from the existing Pointe at Brodie Creek was approved for the addition of 500 units. South of West 36th Street an additional 240 units were approved in recent months. This results in 1,750 units located in this immediate area. In addition there is additional multi -family zoning located near this site along South Shackleford Road. In September 2014 approximately 16-acres was rezoned from R-2, Single-family to MF-18. South on 11 October 8, 2015 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8503-C South Shackleford Road (north of Colonel Glenn Road) is an undeveloped MF-18 site containing 21-acres. North of West 36th on South Shackleford Road there is a 22 acre site zoned PCD, which has expired, with MF-12 as the underlying zoning. With the currently undeveloped multi -family zoned property in this immediate vicinity an additional 900+ units could be built. If developed at the maximum allowed density this would allow just over 2,500 units of multi -family housing within a one mile radius of the intersection of West 36th Street and 1-430. Staff feels the addition of multi -family in this area will have a significant impact on the future development pattern of this area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) Mr. Tim Daters and Mr. Keith Richardson were present representing the request. There was one (1) registered objector present. Staff presented the item with a recommendation of denial. Mr. Daters addressed the Commission on the merits of the request. He stated the site was a 23-acre portion of a 70-acre overall tract. He stated the property was located 500 feet south of the entrance to Brodie Creek on South Bowman Road. He stated the development was one (1) mile south of Kanis Road and just north of West 36th Street. He stated there had been a number of applications approved in the recent years, with staff support, for multi -family. He stated the site was located just east of an area identified on the City's Future Land Use Plan for Residential Medium which allowed the development of multi -family up to twelve (12) units per acre. He provided the Commission with an overview of other areas of the City which had developed with multi -family at a similar density as proposed in this area. He stated this developer was spending a significant amount of money on improvements to South Bowman Road with this development as well as the existing developments that had been approved. He stated this development would buffer the single-family homes to the north. He stated the developer was willing to deed restrict the northern portion of this site to protect the homes in Woodlands Edge and Brodie Creek. He stated the developer was willing to improve South Bowman Road from the entrance to the Brodie Creek Subdivision south to West 36`h Street with one-half street construction or full width improvements on some portions of the street. He stated this would result in just over $2.1 million in street construction improvements which would be dedicated to the City. Mr. Keith Richardson addressed the Commission on the He stated the phasing plan included a final build out in development was proposed in four (4) phases. He stated 120 12 merits of the request. 2020. He stated the units would be brought October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C on-line in 2017 with the remaining units phased developed with 96 units per year until the final phase also including 96 units. He stated his development to the south was fully occupied and there was a waiting list of 200 plus persons. He stated the development was a Class A apartment development which included amenities such as a theater room, pool, grilling area, library, caf6, dog park and sports lounge. He stated the full street improvements would be completed prior to the issuance of the certificate of occupancy for the first phase of the new development. He stated he felt the development was an asset to the community and the area. Mr. Ernie Peter of Peters and Associates addressed the Commission. He stated he had been retained to provide a traffic analysis for the proposed development. He stated the traffic volume in the area had grown from the time this was a rural county road. He stated the traffic analysis was projected through 2020. He stated the traffic would not increase immediately on South Bowman Road but would moderately increase as additional units and development occurred in the area. He stated South Bowman would not become a level of service E until after 2020. He stated in 2018 and 2019 the level of service would approach a volume below a D. He stated the analysis did include a growth factor for background growth. Mr. Greg Jones, President of the Woodlands Edge Community Neighborhood Association, addressed the Commission in support of the request. He stated the developer had offered the neighborhood commitments which had gained the neighborhood's support. He stated the developer had agreed to deed restrict the property to the north abutting Woodlands Edge and Brodie Creek. He stated the developer had agreed to full street construction on his portion of the site from Olds Lane to West 361h Street prior to the request for a certificate of occupancy for the Phase I portion of the development. He stated the landowner should be able to sell their land at a fair price. He stated the neighborhood felt the property would be developed and felt this developer was a responsible developer thus their support for him and his project. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the Commission was to take the entire area into consideration and look at the total picture. She stated there were a large number of apartments already approved and land zoned for multi -family in the area. She requested the Commission remember the residents around Kanis Road asking the Commission for relief. She stated the streets were beyond carrying capacity and additional multi -family was not the correct development pattern for the area. Mr. Tim Grooms addressed the Commission on behalf of the applicant. He stated the development was following them City's Future Land Use plan. He stated someone was going to build multi -family on Kanis Road and this developer built a quality development. He stated if developed under a different ownership then an additional curb cut would be needed along South Bowman Road. He stated the development was located back from 13 October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.] FILE NO.: Z-8503-C South Bowman Road and would not be visible from South Bowman Road. He stated the neighborhood was in full support of the development. There was a general discussion by the Commission concerning the applicant's proposal for a deed restriction and the proposed street improvements. Staff stated the items were not a part of the applicant's request or the area being rezoned so City staff would not be able to enforce the items. The Commission discussed traffic in the area and the number of apartments located in the area. The Commission questioned the street improvements being proposed with the development and the improvements to be completed with this new development as well as the existing apartment development located on the east side of South Bowman Road. Mr. Daters noted portions of the street would be widened to a full width and portions would only include one-half street improvements. Mr. Dates stated this would include a three (3) lane section in certain areas and on other sections a five (5) lane section of improvement would be completed. The Commission questioned if a City project was proposed for South Bowman Road in this area. Staff stated there was not currently a City project on the books for this area. Staff stated improvements to Kanis Road were currently being considered but nothing on South Bowman Road. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 3 ayes, 6 noes and 2 absent. 14 ITEM NO.: 14 NAME: The Pointe at Brodie Creek Revised Long -form PRD Z-8503-C LOCATION: located on the West side of South Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek Apartments Plannina Staff Comments: 1. Provide notification of property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 23, 2015. The Office of Planning and Development must receive the proof of notice no later than October 2, 2015. 2. Provide the location of the proposed dumpster facilities to serve the multi -family. The dumpster may not be located within the front yard setback. Provide a note concerning the required screening of the proposed dumpster facilities to comply with typical ordinance standards. 3. Will the hours of dumpster service be limited to daylight hours? If so include a note on the site plan stating such (7 am to 6 pm Monday through Friday). 4. Provide details of any proposed fencing for the development including perimeter fencing and any proposed interior fencing for the single-family lots. 5. The PZD section of the ordinance requires a minimum of 10 to 15 percent of the gross planned residential district acres to be designated as open space. 6. Will there be a subdivision and/or apartment identification sign? If so provide the location(s) and the height and total sign area proposed for the signage. 7. Provide the proposed construction materials for the buildings including the proposed roofing material. 8. Provide the proposed building elevations for the proposed structures. 9. Provide details of any proposed fencing located along the perimeters. 10. Provide the maximum building height and the number of stories of the proposed structures. 11. Will the development be constructed in multiple phases or in a single phase? Variance/Waivers: Public Works Conditions: 1. 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 requested to advance grade future phases of construction with construction of Phase 1? 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. 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. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation of Building 6 and 7 should be shown on grading plans. 6. 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 drainage and access easement is required adjacent to the floodway boundary. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 or mglasgow@littlerock.org for more information. Show the trash and recycling locations on plan. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. 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. 12. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 13. If the north driveway will be used for more than secondary emergency access, provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 14. What is the proposed use of the 27 foot exit only driveway. If the driveway will be used other than secondary emergency access, the driveway should be paved with asphalt, curb and gutter. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists along the east side of Bowman Road on the east side of this property. Another 3 phase line exists to the north of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. 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. 8. 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. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Denied until approved entry and exit ways are submitted. Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain 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 Planninq: No comment. ROCK REGION METRO: 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; cricheyplittlerock.orq or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2, Single Family District to PRD (Planned Residential Development District) to allow for development of a multifamily complex, single-family homes and future development of a non-residential use(s) on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 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 Colonel Glenn Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The north, south, and east properties are zoned R-2. 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 along these perimeters of the site. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 5. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 23, 2015.