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HomeMy WebLinkAboutZ-10012 Staff Report 070224July 11, 2024 ITEM NO.: 28 FILE NO.: Z-10012 NAME: Taylor Loop Luxury Townhomes – PD-R LOCATION: 14215 Taylor Loop Road DEVELOPER: CCI, Incorporated 2024 Arkansas Valley, S-504 Little Rock, AR 72216 OWNER/AUTHORIZED AGENT: Rickett Moriconi Engineering, Incorporated (Agent) P.O. Box 7383 Little Rock, AR 72217 SURVEYOR/ENGINEER: Cunningham Surveying, LLC 2105 Lorance Drive Little Rock, AR 72206 AREA: 1.00-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone a 1.00-acre site from R-2 to PD-R to construct a fourteen (14) unit, zero (0) lot-line, luxury townhome development. Each unit will be for sale and a horizontal property regime will be utilized to convey ownership. B. EXISTING CONDITIONS: The site is located on the east side of Taylor Loop Road. The site is undeveloped, and the perimeter is lined with mature trees to the north, south and east. Most of July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 2 the properties in the general area contain R-2 zoning and uses. Properties north, along Cantrell Road, contain a mixture of zoning and uses. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371- 4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Private street access is proposed for this property. In accordance with Little Rock Code Section 31-207, private streets must be designed and constructed to public street standards per City Code Chapters 29, 30, 31 and Little Rock’s Master Street Plan. 3. The proposed private street shall be designed and constructed to meet the local street standards per Little Rock’s Master Street Plan. This standard requires a sidewalk on one side of the street and a total width of twenty-six (26) feet from back of curb to back of curb. What is being proposed is a minor residential street standard. If this is true, then clarification for Department staff and the Planning Commission is required to be provided showing what residential street standard is being proposed for this subdivision for consideration. Is it a minor residential or local street standard being proposed for the private street? 4. Any work involving one (1) or more acre of disturbed area require a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 5. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 3 City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 6. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 7. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 8. Where is the proposed stormwater detention infrastructure? Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 9. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure constructed within the public right of way shall be submitted to Department engineering staff prior to recording the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 10. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted prior to recording of the final plat. This information shall include but not limited to: pipe inverts, length of pipe, size of pipe, type of pipe, and type of inlets. 11. Per City Rev. Code 31-403 the Department requires street lighting plans to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. The street lighting plans required shall include conduit and pull/junction box locations, street luminaire locations and mounting heights, wire sizes, current photometric data for the proposed fixtures, and subdivision street photometrics using the proposed fixtures that meet AASHTO Roadway Lighting Design Guide standards. July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 4 12. Department engineering staff are required to perform a final inspection of all street and stormwater infrastructure construction within the public right of way. City maintenance of the street and stormwater drainage infrastructure 13. within the public right of way cannot officially begin until final acceptance by Department engineering staff. This needs to be completed and accepted by Department engineering staff prior to recording of the final plat. 14. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 15. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 16. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 17. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapters 30. 18. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 19. Per City Code Sec. 31-234 for zero-lot-line residential lots, submission of a preliminary plat in addition to a site plan to Department staff for review is required. Submit a preliminary plat per City Code Sec. 31-89 and 31-90 requirements for review. 20. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis is required showing drainage data for all watercourses entering and leaving the plat boundaries. The storm drainage analysis shall be prepared in sufficient detail to illustrate the proposed system’s capability of accommodating storm events as required by the stormwater management July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 5 and drainage manual. The preliminary plat shall also show drainage arrows indicating how 21. drainage arrives at the site and drainage arrows how it leaves the site post development. Indicate where the storm sewer pipes are located within the development also. Additionally, provide profile and cross-sectional views of the detention structure outlet/spillway. Delineation of the drainage areas pre and post construction with respective discharges via rational method shall also be shown. The preliminary plat shall also contain all information as outlined in City Code 31-89. 22. Show proposed driveway locations and dimensions on site plans. 23. Per Appendix D in the 2021 AR Fire Prevention Code, 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. Accepted turnaround provisions per the code are a ninety-six (96) foot diameter cul-de- sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot hammerhead. Proposed alternatives to the accepted turnaround provisions will be required to be approved by the Fire Chief. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments received. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water regarding the size and location of the water meter. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 6 construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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 2021 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. If the grade exceeds 10 percent, approval will be denied, and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 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. July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 7 Dead Ends Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 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 2021 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 allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced 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 2021 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 July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 8 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 2021 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 9 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides 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. The application is to rezone from R-2 to PD-R. Surrounding the application area in Residential Low Density (RL) area are developed single-family residences. Master Street Plan: Taylor Loop Road is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Taylor Loop Road is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: This property is not located in a Historic District. July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 10 H. ANALYSIS: The applicant is proposing to rezone a 1.00-acre site from R-2 to PD-R to construct a fourteen (14) unit, zero (0) lot-line, luxury townhome development. Each unit will be for sale and a horizontal property regime will be utilized to convey ownership. The site is located on the east side of Taylor Loop Road. The site is undeveloped, and the perimeter is lined with mature trees to the north, south and east. Most of the properties in the general area contain R-2 zoning and uses. Properties north, along Cantrell Road, contain a mixture of zoning and uses. Access to the development will be provided by a twenty-four (24) foot wide private drive extending from Taylor Loop Road. The private drive will be developed to provide ample maneuvering room for emergency vehicles at the rear of the development. The applicant is proposing a twenty-five (25) foot front building setback, over sixty- four (64) feet of setback from the rear property line and an eight (8) foot building setback from the north and south property lines. Each townhouse unit will be 1,854 square feet in area and will contain a 2-car garage and parallel parking along the private drive when available. The applicant notes the development will not be gated. Section 36-502 requires 1.5 parking spaces per unit for this type of development. Staff feels the parking is sufficient to serve the proposed use. The overall building height will not exceed thirty (30) feet. The applicant notes the proposed development will comply with AR-II Townhomes. The site plan shows a mail kiosk to be located just south of the entrance from Taylor Loop Road. The development will include a six (6) foot tall opaque fence around the proposed site. Screening and land use buffers will be required for the north/south and east perimeters of the site. All landscaped areas must comply with Chapter 15 of the City’s Landscape Ordinance. The site plan does not show a dumpster area. The applicant notes that a trash receptacle will be stored at each residence and rolled out to the street on trash pick-up day. Any future dumpster installed on the site must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. July 11, 2024 ITEM NO.: 28 (Cont.) FILE NO.: Z-10012 11 The applicant did not provide a signage plan at this time. All signs must comply with Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential one- and two-family zones). All sight lighting must be low-level and directed away from adjacent properties. Staff is not supportive of the requested PD-R zoning. Most properties in the general area are developed and contain one (1) single-family residence on each lot. All the surrounding properties are zoned R-2 and contain single-family residences. Additionally, the City’s Future Land Use Plan designates this property as Residential-Low Density (RL). Staff feels the proposed density and the potential traffic increase into the development from Taylor Loop Road will be of concern. Staff feels the development as proposed would have an adverse impact on surrounding properties. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PD-R zoning.