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HomeMy WebLinkAboutS-1538-Q Staff AnalysisITEM NO.: 5. NAME: Gateway Apartments Subdivision Site Plan Review LOCATION: located in the 11500 Block of Bass Pro Parkway Plannina Staff Comments: S-1538-Q 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 October 16, 2018. The Office of Planning and Development must receive the proof of notice no later than October 26, 2018. 2. Provide details of the proposed signage plan. Will signage be as allowed in Commercial Zones? Maximum 36-feet in height and 160 square feet in area 3. Verify the number of parking spaces. I calculate 413 parking spaces. The site plan note indicates 404 parking spaces. 4. Note on the site plan the one-way gate entrances and exists. 5. Provide the building height proposed in the general notes section of the site plan. 6. Provide the proposed phasing plan. Will the units all be developed in a single phase? If not note the proposed phasing plan in the general notes section of the site plan. 7. Note on the site plan the location of the USPS Mail Kiosk. Variance/Waivers. 1. A variance from Section 36-302(d) to allow an increased building height. 2. A variance from Section 36-522 to allow a reduced land use buffer adjacent to the OS, Open Space zoned property. Engineering Comments: Public Works Conditions: 1. Provide locations of streets and driveway intersections on the east side of Bass Pro Parkway in the vicinity of the proposed driveway location. 2. Swimming pool discharge cannot be directly connected to the stormwater drainage system. Discharge should be taken to an open, vegetated area for water treatment prior to entering the City of Little Rock Municipal Separate Stormwater Sewer System. 3. Show the proposed location of fencing and gates along with control points. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 4. All driveways shall be concrete aprons per City Ordinance. 5. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 6. 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 ITEM NO.: 5. S-1538-Q construction. 7. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association and detailed in the bill of assurance. 8. 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. 9. With the property being adjacent to the floodplain, the minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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, Travis Herbner, therbner ar7littlerock.gov or 501.379.1805 for more information. 11. 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. 12. 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, m las ow littlerock. ov or 501.371.4646 for more information. 13. 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. Utilities/Fire DepartmentlParks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if sewer service is required for this project. Capacity Fee analysis required. Contact Little Rock Water Reclamation Authority for additional information Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing three phase, underground power line along the west side of Bass Pro Parkway which should be located and avoided during the construction of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if needed). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Denartment: 1 Full Plan Review — Maintain Access 2. 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 2 ITEM NO.: 5. S-1538-Q 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. 3. 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. 4. 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. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 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 a. 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. b. 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. c. 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 ITEM NO.: 5, S-1538-Q 7 0 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. d. 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. 9. 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 (Capt. 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. 4 ITEM NO.: 5. S-1538-Q Building Codes/Landscape: Building Cade: 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; crichey(d), I ittle rock. gov Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The southwest perimeter planting strip is deficient. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. If any of the landscape code requirements cannot be met a variance from the City Beautiful Commission may be required before a building permit is issued. 8. 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. Tra nsportation/Plan ni ng Rock Region Metro: This site is across the street from a stop of ours. There is some connectivity between the sidewalk on Bass Pro Parkway and the proposed facilities. There does not appear to be a direct sidewalk connection between the street and the southeastern- most building in the plan (one of the buildings labelled "Building Type A Total Units 30"). We request that the sidewalk be extended from this building out to the street. Planning Division: No comment received. ITEM NO.: 5. S-1538-Q Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before Wednesday, October 17, 2018. If you have any questions please contact Dana Carney, dcarneyCa?littlerock.gav or 501.371.6817 or Jamie Collins, gcollins �_littlerock.gov or 501.371.6818. November 1, 2018 ITEM NO.: 5 FILE NO.: S-1538-Q NAME: Gateway Apartments Subdivision Site Plan Review LOCATION: Located in the 11500 Block of Bass Pro Parkway DEVELOPER: Gateway Creek, LLC c/o The Hodges Group 11601 Bass Pro Parkway Little Rock, AR 72210 OWNER/AUTHORIZED AGENT: Gateway Creek, LLC, Owner McGetrick Engineering, Agent SURVEYOR/ENGINEER: McGetrick Engineering 11601 Bass Pro Parkway Little Rock, AR 72210 AREA: 8.42-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.03 CURRENT ZONING: C-4, Open Display District VARIANCE/WAIVERS: 1. A variance from Section 36-302(d) to allow an increased building height. 2. A variance from Section 36-522 to allow a reduced land use buffer adjacent to the OS, Open Space zoned property. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The applicant is requesting site plan review to allow the development of an apartment complex on 8.42-acres in the November 1, 2018 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: S-1538-Q Gateway Town Center Subdivision. The property is currently zoned C-4, Open Display District which allows multi -family development per the R-5, District or the development of not more than 36 units per acre and a minimum land area per dwelling unit of 1,200 square feet. The applicant is proposing to develop 251 units of multi -family housing. The proposed density is 29 units per acre with a minimum land area per dwelling of 1,462 square feet. The development is proposed with gated entrances. The site plan includes the placement of 403 parking spaces which exceeds the 376 parking spaces typically required for apartment development. The project is proposed in a single phase with construction beginning in early 2019. The applicant is requesting a variance to allow an increase building height and a reduced land use buffer along the northern perimeter of the site. The proposal is to allow three (3) and four (4) story buildings with a maximum building height of 50-feet. The applicant is also requesting the rear land use buffer to be reduced to nine (9) feet. According to the applicant the justification for the reduced land use buffer is the owners of the development donated the adjacent 200 plus acres to the Game and Fish Commission Foundation as an offset to the development in the Gateway Town Center. The donated property is also in the floodway and will not be developed. B. EXISTING CONDITIONS: The area is developing with a mixture of uses including retail, restaurants, a movie theater and a hotel. The area to the west is zoned Open Space and is the floodway of Otter Creek. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Provide locations of streets and driveway intersections on the east side of Bass Pro Parkway in the vicinity of the proposed driveway location. 2. Swimming pool discharge cannot be directly connected to the stormwater drainage system. Discharge should be taken to an open, vegetated area for water treatment prior to entering the City of Little Rock Municipal Separate Stormwater Sewer System. 2 November 1, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q 3. Show the proposed location of fencing and gates along with control points. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 4. All driveways shall be concrete aprons per City Ordinance. 5. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 6. 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. 7. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association and detailed in the bill of assurance. 8. 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. 9. With the property being adjacent to the floodplain, the minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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, Travis Herbner, therbner Iittlerock.gov or 501.379.1805 for more information. T 11. 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. 12. 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, mglasgow -_littlerock.goor 501.371.4646 for more information. 13. 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. 3 November 1, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) _ FILE NO.: S-1538-Q E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if sewer service is required for this project. Capacity Fee analysis required. Contact Little Rock Water Reclamation Authority for additional information Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing three phase, underground power line along the west side of Bass Pro Parkway which should be located and avoided during the construction of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if needed). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: 1. Full Plan Review — Maintain Access 2. 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. 3. 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. 4. 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. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. 4 November 1, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 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. a. 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. b. 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. c. 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. d. 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. �1 November 1, 2018 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S- 7. 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. 8. 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. 9. 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 (Capt. 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. L November 1, 2018 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1538-Q F. BUILDING CODES/LANDSCAPE: 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; crichey@littlerock.gov Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. If any of the landscape code requirements cannot be met a variance from the City Beautiful Commission may be required before a building permit is issued. 8. 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. 7 November 1, 2018 SUBDIVISION ITEM NO.: 5 _(Cont.) G. TRANSPORTATION/PLANNING: FILE NO.: S-1538-Q Rock Region Metro: This site is across the street from a stop of ours. There is some connectivity between the sidewalk on Bass Pro Parkway and the proposed facilities. There does not appear to be a direct sidewalk connection between the street and the southeastern -most building in the plan (one of the buildings labelled "Building Type A Total Units 30"). We request that the sidewalk be extended from this building out to the street. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing related to the proposed site plan. Staff questioned the building heights proposed for the new construction. Mr. McGetrick stated the building height had changed. He stated one (1) of the buildings would be a four (4) story building and the remaining buildings would be three (3) story buildings. Staff requested the proposed phasing plan for the new construction. Staff requested the applicant label the proposed gate locations and to indicate the locations of any gates proposed as one-way exit only gates. Public Works comments were addressed. Staff stated a Traffic Impact Study for the proposed project was required. Mr. McGetrick stated there had been traffic studies in the past and did not feel the use as multi -family would require an additional study. He stated the use of the property was less intense than originally designed as a full retail and distribution type development. Staff stated the study was warranted and the study should address trip generation and trip distribution for the development and also was to take into account the existing and the projected traffic flows. Staff stated traffic patterns for a multi -family development were not the same as traffic for a retail development. Staff stated a grading permit was required prior to development. Staff stated the City's Stormwater Detention Ordinance would apply to the future development of the site. Landscaping comments were addressed. Staff stated the land use buffer adjacent to the OS, Open Space zoned property was inadequate to meet the typical minimum ordinance requirements. Mr. McGetrick stated the request included a variance to allow the reduced buffer. Staff stated the original developer of the area donated the OS, Open Space zoned property to the Game and Fish Commission. He stated the property was located in the floodway and would not be developed. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any November 1, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant is requesting site plan review approval to allow the development of a multi -building apartment complex on an 8.42 acre tract located in the Gateway Town Center Subdivision. The property is zoned C-4 which allows multi -family development as per the R-5 district or the development of not more than 36 units per acre with a minimum land area per dwelling of 1,200 square feet. The applicant is proposing five (5) buildings containing a total of 251 units with a density of 29 units per acre and a minimum land area per dwelling of 1,461 square feet. The five (5) buildings will be three (3) and four (4) stories with maximum building heights of 40 and 50 feet. The C-4 zoning district has a building height limit of 35 feet. A variance is requested to allow the increased building height. Staff is supportive of a height variance. Height variances have been granted for the hotel and the movie theater which are located near this tract. Parking for 403 vehicles is proposed. A 251 unit multi -family development requires 375 parking spaces at 1 Y spaces per unit. Access to the development will be from Bass Pro Parkway. The site will be enclosed by a 6-foot wrought iron fence. Access to the site will be through two (2) gates located within the site, near the leasing office. Additional one-way, exit -only gates will be located near the main entrance and at a secondary point onto a driveway within the shopping center. A variance is requested to allow the buffer on the rear of the site to be reduced to the typical landscape ordinance requirement of nine (9) feet. That perimeter of the site is adjacent to a large OS open space zoned tract which was donated by the developers of Gateway Town Center to the Game and Fish Foundation. The code allows for reduction of a buffer when a site is adjacent to a permanent public open space. Lighting is to be low-level and directional, shielded downward and into the site Signage is to comply with that allowed in commercial zones. The property has enough frontage to have two ground mounted signs on Bass Pro Parkway. The signs may be placed no closer than one hundred fifty (150) linear feet from each other. Public Works Traffic Engineering has reviewed the traffic generation report and site plan provided by the applicant. They are satisfied with the generation numbers and are not requiring a full traffic study. Traffic does suggest that the main driveway be revised to 36 feet in width to allow for three (3) lanes. hr� November 1, 2018 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1538-Q To staff's knowledge, there are no outstanding issues. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three (3) years from the date of approval. If an approved multi -phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis as outlined in the staff agenda. PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 10 ta City of Little Rock Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 Date: November 2 2018 Pat McGetrick P. O. Box 30441 Little Rock AR 72210 Re: 5-1538-Q. Gateway Apartments Subdivision Site Plan Review Dear Mr. McGetrick: Planning Zoning and Subdivision This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on November 1, 2018, X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other: If you have any questions, please do not hesitate to contact me at 371-6817. Respectfully, Dana Carney Zoning and Subdivisi DC/aa Meeting.