Loading...
HomeMy WebLinkAboutS-0057-YY Staff AnalysisAugust 22, 2013 ITEM NO.: 2 FILE NO.: S-57-YY NAME: LIV Riverdale Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Cedar Hill and Brookwood Roads DEVELOPER: LIIV Development Rob Crumpton 2204 Laneshore Drive, Suite 135 Birmingham, AL 35209 ENGINEER - White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.62 acres CURRENT ZONING LANNING DISTRICT: CENSUS TRACT: VARIANCENVAIVERS: NUMBER OF LOTS C-3, General Commercial District 4 — Heights Hillcrest 15.02 FT. NEW STREET: 0 LF A variance from Section 36-301(d) to allow the building height to exceed 35-feet. A. PROPOSAUREQUESTlAPPLICANT'S STATEMENT: The property contains 7.6 acres and is located at the northwest corner of Brookwood Drive and Cedar Hill Road. The property is currently zoned C-3, General Commercial District which allows for multi -family development at a density up to 36-units per acre. The property is proposed as a market rate development. The layout is a single building containing 260 units with interior courtyards which will contain the pool and other amenities. The elevation of the building is in the planning stage, but the height is proposed four to five stories. There will be standalone garages along the west side of the property adjacent to August 22, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-YY the levee. There are 391 parking spaces proposed for the development. The main entrance along with emergency access will be taken from Brookwood Road. The property will be gated at two locations with parking available for visitors to access the marketing office. B. EXISTING CONDITIONS: The property is being used as a soccer field as is the property across Cedar Hill Road to the south. This area has developed with a mixture of uses including office, office/warehouse and multi -family. To the west along Rebsaman Park Road there are a number of commercial uses including restaurants, antique store, a plant nursery and a convenience store. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. All property owners located within 200-feet of the site along with the Capitol View Neighborhood Association, the Cedar Hill Terrace Neighborhood Association and the Hillcrest Residents Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be constructed along Brookwood Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The existing handicap ramp at the intersection should be constructed to a Type 2 standard. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) & (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. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. 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. 2 August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-57-YY 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 7. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on Brookwood Drive is 125 feet from property lines and 250 feet from other driveways or intersections. The width of driveway must not exceed 36 feet. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Provide a site plan to scale. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has no facilities on the site. Electrical lines are underground across Brookwood or overhead to the northwest of the site. Contact Entergy early to begin planning for service delivery. Center -Point 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9 August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-57-YY 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RP7A) 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 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is directly on the #21 University Avenue Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 4 August 22, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-YY 4. The Street Buffer requirement along Brookwood Road based on 6% of the depth of the property would result in a landscape strip of 30.49-feet. The street buffer along Cedar Hill Road based on 6% of the depth of the property would result in a landscape strip of 33.04-feet. The site is located within the Designated Mature Area of the City which allows for a reduction in the street buffer requirement of not more than a 25 percent reduction. With the 25% reduction the street buffer along Brookwood may be reduced to 22.87-feet and Cedar Hill may be reduced to 24.78-feet. Street buffers less than indicated will require approval of a variance by the Little Rock Planning Commission. 5. The Landscape Ordinance requires a 9-foot wide perimeter landscape strip around the sites entirety. The area may be reduced to 6-feet 9-inches when located within the Designated Mature Area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 6. 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). Interior islands must be a minimum of three hundred (300) square feet in area to qualify and be seven and one half (7 Y2) feet in width. 7. A small amount of building landscaping will be required. 8. For sites located abutting the right of way of a railroad zoned for residential use and held by title separate from, all abutting lands shall not be required to provide land use buffers along the common property line. The property to the west containing a railroad line and is zoned R-2, Single-family. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the requests. Staff presented an overview of the development stating the request was a Subdivision Site Plan Review to allow the development of a multi -family project containing 260 units of apartments in a single building and the placement of garages to serve the residents on the site. Staff requested Mr. White provide the circulation plan and the location of the proposed gates for the development. Staff also requested Mr. White provide the building coverage of both the principal and accessory structures in square footage. Staff requested Mr. White provide a dimensioned site plan indicating the building setbacks from the property lines for both the principal and accessory structures. Public Works comments were addressed. Staff stated a grading permit would be required prior to any construction on site. Staff also stated the stormwater detention ordinance would apply to the development of the site. Staff stated streetlights would be required prior to the issuance of a certificate of occupancy 5 August 22, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-YY for the development. Staff also stated the driveway locations and widths did not comply with the typical ordinance standards. Landscaping comments were noted. Staff stated the street buffer required along Cedar Hill was 33.04 feet and along Brookwood Road was 30.49-feet. Staff stated the site was located within an area of the City defined as the Designated Mature Area. Staff stated this would allow a reduction in the street buffer and landscape ordinance requirements. Staff stated a minimum landscape strip of 6-feet 9-inches was required. Staff noted a small amount of building landscaping would be required. Staff also stated a landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system to water landscaped areas would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a few of the issues raised at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the gate placement and the circulation pattern through the site. The applicant has also provided a dimensioned site plan to staff. The driveway locations and widths have not been addressed. To satisfy a neighbors concern the applicant has relocated the dumpsters to the west of the site, adjacent to the levee, and south of the mini -warehouse development. The hours of dumpster service are limited to daylight hours. The building foot print contains 94,940 square feet. The total building floor area contains 337,552 square feet. The request is for a Subdivision Site Plan Review (multiple buildings) for this property containing 7.6 acres located at the northwest corner of Brookwood Drive and Cedar Hill Road. The property is zoned C-3, General Commercial District which allows for multi -family development at a density up to 36-units per acre. The plan includes a single residential building containing 260 units with interior courtyards containing the pool and other amenities. The overall density proposed for the development is 34.2 units per acre. The site plan also includes the placement of garages. The garages will be constructed upon demand by the residents of the development. The garages are single story buildings and located along the western perimeter of the site adjacent to the levee. 0 August 22, 2013 SUBDIVISION ITEM NO.: 2 (C FILE NO.: S-57-YY The elevation of the building is in the planning stage, but the height proposed four to five stories. The height has not been determined due to the location of the levee on the western perimeter. The current site plan indicates the building at four (4) stories and allows construction to near the "toe" of the levee. If the Levee District determines there should be additional separation between the development and the "toe" of the levee the paving will be pulled into the site and the height of the building will be increased to five (5) stories. If constructed to five (5) stories the maximum height proposed is 65-feet. The maximum building height allowed per the C-3, General Commercial Zoning District is 35-feet. The height as proposed will require a variance from the typical development standards. The building materials proposed are a combination of materials such as (but not limited to) brick, stone, stucco and/or metal siding materials. There will be a six (6) foot perimeter fence. Two styles of fencing are proposed; vinyl coated chain link and metal vertical pickets. There will be standalone garages along the west side of the property adjacent to the levee. There are 390 parking spaces proposed for the development. The typical parking required for a multi -family development is based on 1 Y2 spaces per unit. There are 260 units proposed for a total of 390 parking spaces. The parking is adequate to serve the development The site plan indicates the placement of an identification sign at the entrance to the development. The applicant has not specified the size of the sign proposed. Signage typically allowed in multi -family zones is a maximum of six feet in height and thirty-two square feet in area. Staff feels the typical signage is adequate to serve the development. The main entrance along with emergency access will be taken from Brookwood Road. The property will be gated at two locations with parking available for visitors to access the marketing office. The applicant is continuing to work with staff concerning the driveway locations and widths. Staff will provide a recommendation concerning the drives at the August 22, 2013, public hearing. STAFF RECOMMENDATION: Staff recommendation forthcoming. 7 August 22, 2013 SUBDIVISION ITEM NO.: 2 FILE NO.: S-57-YY PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the placement of the northern driveway nearer the property line than typically allowed per Sections 30-43 and 31-210. Staff presented a recommendation of approval of the variance request from Section 36-301(d) to allow an increased building height for the proposed development. Staff presented a recommendation of approval of the variance request from Section 36-522 to allow a reduced street buffer along Brookwood and Cedar Hill Roads. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. E:3 ITEM NO.: 2, S-57-YY NAME: LIV Riverdale Subdivision Site Plan Review LOCATION: located on the Northwest corner of Cedar Hill and Brookwood Roads Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. Provide a site plan to scale. 3. The property is zoned C-3, General Commercial District which allows Multi -family at a density of R-5, up to 36-units per acre. The site contains 7.62 acres and is proposed to develop with 260 units. (34.2 units per acre) 4. Within the C-3 zoning district there is a maximum height allowed of 35-feet. The building is proposed with a maximum of 5-stories and a maximum height of 64-feet. 5. Provide the location of any proposed fencing and gates. Provide the proposed material of the fencing along with a maximum height of the fencing proposed. 6. Provide the circulation plan on -site based on the current gate placement. 7. Provide the location of the proposed dumpster facilities and the proposed screening mechanism. 8. Provide the location of the proposed covered parking areas and a note indicating the covered parking areas will be phased based on demand by residences. 9. Provide the dimensions of the landscape strip along the abutting streets and the northern property line. The western landscape strip appears to be a minimum of 50- feet. 10. Provide the building coverage, both principal and accessory structures in square feet. 11. Provide the floor area, principal and accessory structures both existing and proposed. 12. Provide the dimensions on the building and structures proposed or existing with dimensions on the buildings and setbacks from property lines. 13. Provide the existing right of way dimensions on abutting streets and all street names clearly delineated. Variance/Waivers: (Driveway spacing?) Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required to be constructed along Brookwood Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The existing handicap ramp at the intersection of should be constructed to a Type 2 standard. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 2. 41 4. 5. 6. 7. A grading permit in accordance with Section 29-186 (c) & (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. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Engineering at 621 S. Broadway, (501) 379-1805 (Travis Public Works Traffic Herbner) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on Brookwood Drive is 125 feet from property lines and 250 feet from other driveways or intersections. The width of driveway must not exceed 36 feet. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Provide a site plan to scale. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has no facilities on the site. Electrical lines are underground across Brookwood or overhead to the northwest of the site. Contact Entergy early to begin planning for service delivery. Center -Point 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. Item # 2. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. CountV Planning: No comment. CATA: Approved as submitted. The site is directly on the #21 University Avenue Bus Route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 4. The Street Buffer requirement along Brookwood Road based on 6% of the depth of the property would result in a landscape strip of 30.49-feet. The street buffer along Cedar Hill Road based on 6% of the depth of the property would result in a landscape strip of 33.04-feet. The site is located within the Designated Mature Area of the City which allows for a reduction in the street buffer requirement of not more than a 25 percent reduction. With the 25% reduction the street buffer along Brookwood may be reduced to 22.87-feet and Cedar Hill may be reduced to 24.78- feet. Street buffers less than indicated will require approval of a variance by the Little Rock Planning Commission. 5. A minimum landscape strip of 9-feet is required per the City's Landscape Ordinance. This may be reduced by 25% due to the site being located in the Designated Mature Area which would result in a minimum street buffer of 6-feet 9-inches. Item # 2. 6. The Landscape Ordinance requires a 9-foot wide perimeter landscape strip around the sites entirety. The area may be reduced to 6-feet 9-inches when located within the Designated Mature Area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 7. 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). Interior islands must be a minimum of three hundred (300) square feet in area to qualify and be seven and one half (7 1/2) feet in width. 8. A small amount of building landscaping will be required. 9. For sites located abutting the right of way of a railroad zoned for residential use and held by title separate from, all abutting lands shall not be required to provide land use buffers along the common property line. The property to the west containing the railroad line is zoned R-2, Single-family. 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, August 7, 2013. Item # 2.