HomeMy WebLinkAboutS-1590-A Staff AnalysisITEM NO.: 5,
S-1590-A
3. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (Y2) the full width requirement but in no
case less than nine (9) feet. The maximum dimension required shall be fifty (50)
feet.
4. The average depth of the lot is approximately three hundred and ninety (390) feet
a minimum twenty-three (23) foot buffer will be required adjacent to the Baseline
right-of-way.
5. 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. One (1) tree and three
(3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter
planting strip.
6. Screening requirements will need to be met for the vehicular use areas adjacent
to street right-of-ways. Provide screening shrubs with an average linear spacing
of not less at three (3) feet within the required landscape area. Provide trees with
an average linear spacing of not less than thirty (30) feet.
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). 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.
8. 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.
9. An irrigation system shall be required for developments of one (1) acre or larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11.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, March 23, 2016.
ITEM NO.: 5
NAME: Otter Creek Multi -family Subdivision Site Plan Review
S-1590-A
LOCATION: located on the southwest corner of Baseline Road and Wimbledon Loop
Planninq Staff Comments:
1. Provide notification of the 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 March 23, 2016. The
Office of Planning and Development must receive the proof of notice no later than
April 1, 2016.
2. Provide the unit breakdown for the proposed development; #1, #2, #3 bedroom
units.
3. Will there be an on -site manager/manager's residence/leasing office?
4. Provide details of any proposed signage. Multi -family developments are typically
allowed a ground sign 6-feet in height and 24 square feet in area.
5. Will the development be gated? Provide the location of the proposed gates and how
access to the gates will be accomplished.
6. Provide details concerning the proposed perimeter fencing. Indicate the location
and the construction materials for any fencing.
7. Provide details of the proposed dumpster locations. Provide the proposed screening
material of the dumpster facilities.
8. Provide the days and hours of dumpster service.
9. Indicate any private and common open spaces including open space buffers.
10. Provide the location, dimensions, nature of all existing and proposed easements,
utility and streets, and public improvements, drainage, sewer, water.
11. Provide a development schedule indicating the approximately date when
construction of the planned unit development or stages of the planned unit
development can be expected to begin and be completed.
12. Provide the pole height for the parking lot lighting. All site lighting is to be low level,
directional, directed downward and into the site. Provide the maximum pole height
of the parking lot lighting.
13. The area identified for storage appears to take up a great deal of the common
space. Staff recommends the storage be removed to allow for additional outdoor
living space within the development.
14. Provide the quantitative data including the breakdown of building coverage,
landscape area and paved area.
Variance/Waivers: None requested.
Public Works Conditions:
1. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
ITEM NO.: 5
S-1590-A
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan adjacent to
Baseline Road and Wimbledon Loop.
3. 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. Will the development be constructed in more
than 1 phase? If so, is an advanced grading permit being requested to grade
future phases with construction of Phase 1.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or local property association.
7. 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.
8. Show proposed gate locations.
9. 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, 501.379.1813,
Greg Simmons, gsimmons@littlerock.org for more information.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing of at least 300
feet is required on Baseline Road measured from the right of way of Wimbledon
Loop to the center of the proposed driveway. The width of driveway must not
exceed 36 feet.
11. Show the driveway location on the east side of Wimbledon Loop.
12. In accordance with Section 32-8, no obstruction to visibility shall be located within
a triangular area 50 feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of Baseline
Road with the proposed driveway.
13.If gates are proposed, a turn -around must be provided for a SU-30 vehicle
attempting to enter development.
14. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. 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.
16.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 371-4646,
m las ow littlerock.or , for more information.
17.The subject property drains to the existing pond to the east. Construction in the
ITEM NO.: 5.
��iN'I8a_1
area has resulted in water quality issues in the pond in the past. Sufficient
erosion and sediment controls should be installed to prevent damage to the pond
from this project.
18.If the Baseline Road driveway is proposed to provide all vehicle movements, a
left turn lane should be striped on Baseline Road. The tapers may extend
beyond the property frontage.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if new sewer service is
required for this project. Capacity fee calculation required. Contact Little Rock
Wastewater for additional information.
Entergy: Entergy does not object to this proposal. An overhead, 3-phase electrical line
runs along the north side of Baseline Road in front of this property from which electrical
service may be provided to the new development. Contact Entergy in advance
regarding future service requirements to the development, desired line extensions, and
future facilities locations as this project proceeds.
Centerpoint EneLgy: 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. Contact Central Arkansas Water regarding the size and location of water meter.
5. 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.
6. 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
ITEM Na.: 5.
S-1
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.
7. 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.
Fire Department:
1. 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. 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.
ITEM NO.: 5, S-1590-A
6. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by
one person.
d. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by the fire
code official
h. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. 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.
a. 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
8. 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.
9. 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:
ITEM NO.: 5.
S-1590-A
a. 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.
b. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
10. 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 Captain 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: Location is not currently served by METRO, however the
neighborhood is in our future plans. Service along Stagecoach Road is nearby. Provide
sidewalks on the perimeter of the property along Baseline Road and Wimbledon Loop.
Create an interior development pedestrian path for access to sidewalks and nearby
transit routes.
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; crichev@liftlerock.or-q or
Mark Alderfer at 501.371.4875; malderferCcD-littlerock.orq.
Fire Access/land widths should be reviewed by the Fire Marshall.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to south and west 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 upon the property
line side of the buffer. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the city, section 15-81.
April 7, 2016
ITEM NO.: 5 _ FILE NO.: S-1590-A
NAME: Otter Creek Multi -family Subdivision Site Plan Review
LOCATION: Located on the southwest corner of Baseline Road and Wimbledon Loop
DEVELOPER:
Otter Creek Land Company
c/o McGetrick and McGetrick Engineers
P.O Box 30441
Little Rock, AR 72260
FNr,INFFR,
McGetrick and McGetrick Engineers
P.O Box 30441
Little Rock, AR 72260
AREA: 6.74 acres
CURRENT ZONING
NUMBER OF LOTS: 1
M F-24
WARD: 7 PLANNING DISTRICT: 16 — Otter Creek
VARIANCEMAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.20
On November 8, 2007, the Little Rock Planning Commission was to hear a
request for a subdivision site plan review application, multiple -building site plan
review, for this property to allow the development of 6.77-acres with 156 units of
multi -family housing. Prior to the public hearing the applicant requested
withdrawal of the item, without prejudice.
The applicant is now requesting a subdivision site plan review for the placement
of 156 units of multi -family housing on this 6.77-acre tract resulting in a density of
23.04 units per acre. The buildings are proposed two (2) and three (3) stories in
height with a maximum building height of 35-feet. The site plan indicates
252 parking spaces of which 186 parking spaces will be surface parking,
30 spaces will be covered parking, 12 spaces are proposed as garage parking
and 24 spaces are proposed with carport covers.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 Cont.) FILE NO.: S-1590-A
Right of way to 30-feet from centerline will be dedicated along West Baseline
Road. The right of way from Wimbledon Loop varies with the closest being
approximately 33-feet from center line and to the widest width being 41-feet from
centerline. Ingress and egress to the units will be from Wimbledon Loop. The
plan indicates an emergency access only drive located along West Baseline
Road which will serve the development as a point of access for emergency
vehicles only.
B. EXISTING CONDITIONS:
This site is a tree covered site located at the "rear entrance" to the Otter Creek
Subdivision. The Otter Creek Subdivision is located to the west, south and
southeast of this site. The Eagle Hill Community is located across West Baseline
Road from the site. Wimbledon Green Apartments are located to the east of the
site, across Wimbledon Loop. The gate for the Otter Creek Subdivision is
located along the eastern boundary of this site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All property owners located within 200-feet of the site along with
the Otter Creek Homeowner Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan adjacent
to Baseline Road and Wimbledon Loop.
3. 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. Will the
development be constructed in more than 1 phase? If so, is an advanced
grading permit being requested to grade future phases with construction of
Phase 1 ?
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property association.
7. 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.
8. Show proposed gate locations.
9. 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,
501.379.1813, Greg Simmons, gsimmonsCa7littlerock.org for more
information.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing of at least
300 feet is required on Baseline Road measured from the right of way of
Wimbledon Loop to the center of the proposed driveway. The width of
driveway must not exceed 36 feet.
11. Show the driveway location on the east side of Wimbledon Loop.
12. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
Baseline Road with the proposed driveway.
13. If gates are proposed, a -turn-around must be provided for a SU-30 vehicle
attempting to enter development.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. 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.
16. 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
371-4646, mglasgow(a littlerock.orq, for more information.
3
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
17. The subject property drains to the existing pond to the east. Construction in
the area has resulted in water quality issues in the pond in the past.
Sufficient erosion and sediment controls should be installed to prevent
damage to the pond from this project.
18. If the Baseline Road driveway is proposed to provide all vehicle
movements, a left turn lane should be striped on Baseline Road. The
tapers may extend beyond the property frontage.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Capacity fee calculation required. Contact
Little Rock Wastewater for additional information.
Entergy: Entergy does not object to this proposal. An overhead, 3-phase
electrical line runs along the north side of Baseline Road in front of this property
from which electrical service may be provided to the new development. Contact
Entergy in advance regarding future service requirements to the development,
desired line extensions, 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. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
4
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1
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.
6. 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.
7. 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.
Fire Department,
1. 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. 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
5
April 7, 2016
SUBDIVISION
ITEM NO.: 5 [Cont.
FILE NO.: S-1
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.
6. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
0
April 7, 2016
SUBDIVISIO
ITEM NO.: 5 (Cont.
FILE NO_- S-1590-A
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. 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.
a. 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
8. 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.
9. 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:
a. 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.
b. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will
connect with future development, as determined by the fire code
official.
10. 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
7
April 7, 2016
UBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
Captain 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: Location is not currently served by METRO, however the
neighborhood is in our future plans. Service along Stagecoach Road is nearby.
Provide sidewalks on the perimeter of the property along Baseline Road and
Wimbledon Loop. Create an interior development pedestrian path for access to
sidewalks and nearby transit routes.
F. ISSUES/TECHNICAL/DESIGN:
Builgbg_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; cricheyQ-1ittlerock.orq or
Mark Alderfer at 501.371.4875; malderferCo7littlerock.org,
Fire Access/lane widths should be reviewed by the Fire Marshall.
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The properties to south and west 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
upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City,
Section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (1/2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 Cont. FIDE NO.: S-1590-A
4. The average depth of the lot is approximately three hundred and ninety
(390) feet a minimum twenty-three (23) foot buffer will be required adjacent
to the Baseline right-of-way.
5. 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. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
6. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
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). 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.
8. 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.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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 (March 16, 2016)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
April 7, 2016
UBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1590-A
questioned if there would be a managers residence or leasing office located on
the site. Staff also requested information concerning the proposed dumpster
locations and the hours of dumpster service.
Public Works comments were addressed. Staff stated the driveway on Baseline
Road did not meet the minimum spacing requirement of the Subdivision and
Boundary Street ordinances. Staff stated Baseline Road was classified on the
Master Street Plan as a principal arterial. Staff stated right of way dedication to
55-feet from centerline was required. Staff stated streetlights were required
along Baseline Road and Wimbledon Loop. Staff questioned the driveway on
Baseline Road. Mr. McGetrick stated the driveway was for emergency access
only and would not be used by the residents for entering and exiting the
development.
Landscape comments were addressed. Staff stated the average depth of the lot
required a minimum street buffer along Baseline Road of 23-feet and a minimum
land use buffer along the southern perimeter of 23-feet. Staff stated screening
was required along the southern and western perimeters of the site. Staff stated
an automatic irrigation system and a stamped landscape plan were required with
the request for a building permit for the site.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by METRO but the neighborhood was in the future plans for
service. Staff requested the developer install sidewalks along Baseline Road but
to also pay attention to internal circulation and the placement of a man -gate
along the street to allow pedestrians safe access without walking in the drive
lanes/entrances and exit lanes of the development.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. 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 the
technical issues raised at the March 16, 2016, Subdivision Committee meeting.
The revised plan has indicated the manager's residence/leasing office, the
dumpster locations and hours of service and indicated the drive on Baseline
Road will not be used by the residents and will only serve as emergency access
for the site.
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April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1590-A
The site plan indicates the placement of landscaping, buffering and screening as
required by the landscape and zoning ordinance. The street buffer width of
thirty-five (35) feet and in no case less than half or seventeen feet along Baseline
Road has been indicated. The street buffer along Wimbledon Loop has been
indicated with average width of forty-two (42) feet as required by the zoning
ordinance.
The zoning buffer ordinance requires a land use buffer of forty-two (42) feet
along the western perimeter and thirty-five (35) feet along the southern perimeter
of the site next to the residentially zoned property. Seventy percent (70%) of this
area is to remain undisturbed. The plan indicates the minimum buffering
requirements.
The site consists of six (6) two story and six (6) three story buildings with covered
parking, carports, garages and surface parking. Building A3 and B3 are
designed with garages on the first level and living on the second floor. There are
a total of six (6) units proposed within the A3 and B3 buildings (12 units total).
Building A2 is proposed with three (3) levels and eight (8) units per level for a
total 24 units per building. There are four (4) A2 buildings proposed with a total
of 96 units. Building design B2 is also proposed as three (3) stories with eight
(8) units per floor and a total of 24 units per building. There are two (2) B2
designed buildings proposed for a total of 48 units. There are 102 one -bedroom
units and 54 two -bedroom units.
The parking is indicated with 186 open spaces, 30 covered parking spaces,
24 carport spaces and 12 garage spaces for a total of 252 parking spaces.
Based on the typical minimum parking required for a multi -family development,
234 parking spaces would be required to serve the development.
The site plan indicates a single sign located near the intersection of Wimbledon
Loop and Baseline Road. The signage proposed is consistent with signage
allowed in multi -family zones or a maximum of six (6) feet in height and thirty-two
(32) square feet in area.
Fencing is proposed along the perimeters of the site. The fencing along the
southern and western perimeters is proposed as a solid faced screening fence
with an eight (8) foot fence located along the southern perimeter (as requested
by the adjacent property owners) and a six (6) foot fence located along the
western perimeter. The southern fence will be placed at the edge of the required
land use buffer and not on the property line. The fencing proposed along the
street sides is proposed as brick and metal with a maximum height of six (6) feet
and eight (8) foot columns.
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April 7, 2016
SUBDIVISIO
ITEM NO.: 5 (Cont.
FILE NO.: S-1590-A
The property consists of 6.77 acres, and is currently zoned MF-24. The request
is for approval of a site plan review for the placement of 156 units or 23.04 units
per acre; consistent with the density allowed per the current zoning. The project
will share the amenities with the development located across Wimbledon Loop
including the leasing office. The entrance is proposed from Wimbledon Loop
with a gated entrance off of Baseline Road for emergency access only. Staff
has determined since this access is for emergency access only the driveway
location does not have to comply with the typical spacing requirements of the
Subdivision and Master Street Plan ordinances.
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.
According to the applicant construction will begin in the summer 2016 with
completion in early 2017.
To staff's knowledge, there are no outstanding technical issues associated with
the request. The applicant has adequately addressed the various elements of
the various ordinances related to the site plan review and does not appear to be
seeking any variances or waivers related to the proposed development. The
property was zoned for multi -family development in 1980 and has set vacant
since that time. Staff feels the development of the site is consistent with the
current zoning and adequately addresses the various ordinances related to site
development criteria.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
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.
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April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.- S-1590-A
Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated
the development was proposed at the density allowed under the current zoning.
He stated the property was zoned in the 1980's to MF-24 as was the property on the
east side of Wimbledon Loop. He stated the only variance was to allow the placement
of an eight (8) foot fence along the southern property line which was being installed at
the request of the adjacent property owners. He stated the drive on West Baseline was
being placed as an emergency access only and would not be used by the residents of
the apartment complex. He stated the area between the fence and the adjacent
property owner's fence would remain undisturbed in a similar manner as the buffer with
the homes and the existing apartment complex to the east. He stated this development
would share the amenities with the complex to the east including the leasing office,
clubhouse and pool.
Commissioner Laha stated he had received phone calls and a -mails concerning the
development of the site. He stated he was not sure why no one from the neighborhood
was present to speak against the proposed development. He requested City Board of
Director member B.J. Wyrick if she would like to address the Commission with
conversations she may have had with the Otter Creek residents.
Director Wyrick addressed the Commission stating she had receive a number of phone
calls and the residents of Otter Creek did not want the apartment complex accessing
the development behind the gate funded by the Otter Creek Homeowners. She stated
the gate was a security gate. She stated gates were placed on each end of the Otter
Creek Subdivision to deter crime. She stated Mr. McGetrick had worked with the
Homeowners Association and had reached a compromise with the Association
concerning the development. She stated the compromises could be why there was not
a collective effort to come down and oppose the request.
There was no further discussion. A motion was made to approve the request as
recommended by staff. The motion carried by a vote of 7 ayes, 1 noes and 3 absent.
A motion was made to approve the variance request to allow the construction of an
eight (8) foot fence along the southern perimeter of the site. The motion carried by a
vote of 7 ayes, 1 noes and 3 absent.
13