HomeMy WebLinkAboutS-1618 Staff AnalysisITEM NO.: 4, S-1618
NAME: Rahling Heights Condominium Subdivision Site Plan Review
LOCATION: located on the West side of Rahling Road at Pebble Beach
Planning Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notices must be mailed no later than July 23, 2008. The Office of
Planning and Development must receive the proof of notice no later than August 1,
2008.
2. Provide the total number of units on the proposed site plan.
3. Provide the maximum building height proposed for the buildings and the maximum
height proposed including any/the elevator shaft in the general notes section of the
site plan.
4. Provide the total number of covered and the total number of uncovered parking
spaces in the general notes section of the site plan.
5. Provide the building coverage, both principal and accessory, in square feet, parcel
size and floor area principal and accessory.
6. Will the development be a gated community? If so provide the location for the
proposed gates, turn-arounds and call box.
7. Provide the location for the mail kiosk on the site plan.
8. How will the garages/storage be accessed?
9. Provide the location and the construction material of any proposed fencing.
10. Provide the location of any proposed dumpster facilities on the site plan. Will the
hours of dumpster service be limited to daylight hours?
11. Provide dimensions of all building setbacks, dimensions between structures,
dimensions of landscaped areas.
12. Provide details of the proposed future street. Where will the street connect?
Variance/Waivers:
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that the
full width of the future street be constructed for the frontage of this property to meet
commercial street standards. Dedicate right-of-way of 60 feet.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct full street improvements to the future street including 5-foot
sidewalks with the planned development.
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.
Item # 4.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show all
finished grades including retaining wall heights, slopes, and terraces.
5. Storm water detention ordinance applies to this property.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
8. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
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 379-1813 (Steve
Philpott) for more information.
10.A 50 foot right-of-way radius should be shown on the north side of the future street
at the intersection with Rahling Road.
11. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway spacing on the
future street (commercial street) is 250 feet. The width of driveway must not exceed
36 feet. The location of the driveways do not match on all plans. The proposed
driveway on Rahling Road must be located at least 150 feet from the property line.
12. What does the future street connect with?
13.A temporary turnaround should be provided at the end of the future street.
14.If gates are proposed, a turn around must be provided for a WB-30 vehicle
attempting to enter development. A stacking distance of 30 feet from pavement of
the future street must also be provided.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property. Capacity contribution Analysis is
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Paint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Please submit plans for water facilities
and/or fire protection system to Central Arkansas Water for review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not contain
additives such as antifreeze shall be isolated with a double detector check valve
assembly. If additives are used, a reduced pressure zone backflow preventer shall be
required. 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
Item # 4.
the State of Arkansas. Execution of Customer Owned Line Agreement is required. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Install and place fire hydrants per code. If gates are proposed a
minimum gate opening of 20-feet must be maintained to allow adequate access.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a minimum forty-one foot wide (41') land use
buffer along the western property line. Seventy percent (70%) of which is to be left
undisturbed. Currently, this site is not meeting this minimal requirement.
Easements cannot count towards meeting this minimal requirement.
3. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the western
perimeter of the site. Credit towards fulfilling this requirement can be given for
existing trees and undergrowth that satisfies this year -around requirement.
4. The zoning buffer ordinance requires an average forty foot wide (40') street buffer
along the area denoted as future street, along the north, and in no case less than
half.
5. The zoning buffer ordinance requires an average forty-one foot wide (41') street
buffer along Rahling Road and in no case less than half. This area appears to be
deficient.
6. This sites combined parking numbers exceed one hundred and fifty spaces;
therefore, the interior islands are to be a minimum of three hundred square feet
(300) in area to receive credit towards the minimal landscape ordinance
requirements. Also, there will need to be additional interior islands on the site to
meet the evenly distributed section of the ordinance.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on tree covered sites. 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, July 23, 2008.
Item # 4
August 7, 2008
ITEM NO.: 4 FILE NO.: 5-1618
NAME: Rahling Heights Condominium Subdivision Site Plan Review
LOCATION: Located on the West side of Rahling Road at Pebble Beach
DEVELOPER:
Keystone Development, LLC
309 Seneca Street
Hot Springs, AR 71901
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
Surveyor:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 11.0 + acres
CURRENT ZONING
PLANNING DISTRICT
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
MF-12, Multi -family 12 units per acre
19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: A variance from Section 36-257(c) of the Little
Rock Code of Ordinances to allow an increased building height (60-foot maximum).
A. PROPOSAL/REQUEST:
The site contains 11 acres and is zoned MF-12. The applicant is seeking a
Subdivision Site Plan review approval for the construction of 132 units of
condominium housing resulting in a density of the allowed 12 units per acre. The
development is proposed containing four (4) four (4) story buildings with 33 units
per building. The first level of the buildings is proposed as covered parking and
the remaining three (3) levels are living space. The site plan also indicates the
August 7, 2008
SUBDIVISION
ITEM NO.: 4 Cont. FILE NO.: S-1618
placement of two (2) additional buildings for garage and storage space. A
clubhouse, tennis court and pool are proposed as amenities to serve the
development. The development is proposed as a gated community with access
from Rahling Road and a proposed future street located along the northern
boundary.
The request includes a variance to allow an increased building height for the
proposed units. The ordinance typically allows a maximum building height of
35 feet. The development is proposed with a maximum building height of
60 feet.
B. EXISTING CONDITIONS:
Rahling Road is a two-lane roadway adjacent to the site located within a 90-foot
right of way. The road will be widened to four lanes when the traffic volume on
Rahling Road reaches 12,000 vehicles per day. The entrance to Pebble Beach
is located approximately 850 feet south of the western boundary of the site.
There is a wooded strip located across Rahling Road to the east and adjacent to
the Pebble Beach Subdivision. West of the site is tree covered and zoned R-2,
Single-family. This area was previously approved a preliminary plat for a single-
family subdivision which has not developed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site along with the Chenal
Ridge Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that the full width of the future street be constructed for the frontage of this
property to meet commercial street standards. Dedicate right-of-way of
60 feet.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to the future street
including 5-foot sidewalks with the planned development.
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.
E
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.
IaL1 1 a►[015111 & 5[ IIL:3
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show
all finished grades including retaining wall heights, slopes, and terraces.
5. Storm water detention ordinance applies to this property.
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work: Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
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 379-1813
(Steve Philpott) for more information.
10. A 50-foot right-of-way radius should be shown on the north side of the future
street at the intersection with Rahling Road.
11. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway
spacing on the future street (commercial street) is 250 feet. The width of
driveway must not exceed 36 feet. The location of the driveways do not
match on all plans. The proposed driveway on Rahling Road must be
located at least 150 feet from the property line.
12. A temporary turnaround should be provided at the end of the future street.
13. If gates are proposed, a turn around must be provided for a WB-30 vehicle
attempting to enter development. A stacking distance of 30 feet from
pavement of the future street must also be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. Capacity contribution Analysis is
required. Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point _Energy; No comment received.
AT & T: No comment received.
KI
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Co
FILE NO.: S-1618
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Fire
sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required. 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. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Install and place fire hydrants per code. If gates are proposed
a minimum gate opening of 20-feet must be maintained to allow adequate
access. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: No comment.
Landscape:
1. The site plan must comply with the City's landscape ordinance requirements.
2. The zoning buffer ordinance requires a minimum forty-one foot wide (41') land
use buffer along the western property line. Seventy percent (70%) of which is
to be left undisturbed. Easements cannot count towards meeting this minimal
requirement.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
western perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year -around
requirement.
.19
It
August 7, 2008
SUBDIVISION
ITEM NO_: 4(Cont.)FILE NO.: 5-1618
4. The zoning buffer ordinance requires a land use buffer averaging forty feet
wide (40') along the northern perimeter.
5. The zoning buffer ordinance requires an average forty-one foot wide (41')
street buffer along Rahling Road and in no case less than half.
6. This sites combined parking numbers exceed one hundred and fifty spaces.
The interior islands are to be a minimum of three hundred square feet (300) in
area to receive credit towards the minimal landscape ordinance requirements.
Interior islands on the site are to be evenly distributed.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a registered landscape
architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on tree covered sites. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. Danny Mitchell was present representing the request. Staff presented an
overview of the development stating Mr. Mitchell had previously received the
comments and most of the concerns had been addressed. Staff stated
Mr. Mitchell was aware the gate entrance did not comply with City standards and
would be redesigned to comply with staff's comments.
Public Works comments were addressed. Staff stated the developer would be
responsible for construction of the entire width of the "future street" indicated on
the site plan. Staff stated the street was not a part of the City's Master Street
Plan and was not required but if the street was indicated on the proposed site
plan the street was required to be built. Staff stated the sketch grading plan was
necessary to determine wall height and to ensure no variances would be required
for the Land Alteration Ordinance standards and was required prior to the
Commission acting on the request.
The Commissioners questioned the trigger for Rahling Road construction from
the current two lanes to the required four lanes. Staff stated the road would be
completed when the traffic volume reached 12,000 cars per day. Staff stated the
current volume was 8,000 to 9,000 cars per day. Staff stated there had not been
traffic counts completed in the past few months. Staff stated the counts did not
include traffic after the opening of Fellowship Bible Church and the Promenade
Shopping Center.
5
August 7, 2008
SUBDIVISION
ITEM NO.: 4
FILE NO.: S-1618
Landscape comments were briefly discussed. Staff stated the land use buffer
requirement would be the same along the northern perimeter as the indicated
street buffer or 40 feet. Staff also stated the required land use buffer along the
western perimeter would be 41 feet. Staff stated both were land use buffers and
a minimum of 70 percent of the area was to remain undisturbed.
Staff noted comments from the various other reporting departments and
agencies. 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 most of the issues
raised at the July 17, 2008, Subdivision Committee meeting. The gated
entrances have been redesigned to avoid stacking onto the abutting roadways
but do not appear to provide the proper turn -around. The gated turn around must
provide for a WB-30 vehicle attempting to enter development and a stacking
distance of 30 feet from pavement of the future street and Rahling Road. The
applicant has also provided staff with a sketch grading plan which indicates there
are no variances required from the Land Alteration Ordinance concerning wall
heights. The revised plan maintains the proposed future street. The applicant
has indicated Deltic Timber Company will construct the entire width of the street
with the proposed development.
The site contains 11 acres and is zoned MF-12 and is proposed for a Subdivision
Site Plan Review to allow the construction of 132 units of condominium housing.
The resulting density is 12 units per acre. Four (4) four (4) story buildings with
33 units per building is proposed. The first level of the buildings is covered
parking and the remaining three levels are living space. Due to the topography
of the site the buildings will appear three-story on the front and four story on the
rear. Two additional buildings for garage and storage space are indicated on the
site plan. A clubhouse, tennis court and pool are proposed as amenities to serve
the development. The development is proposed as a gated community with
access from Rahling Road and the proposed future street. The gate entrances
have been designed to avoid stacking of automobiles onto the abutting
roadways.
The total building square footage is 176,000 square feet including the principal
and accessory space. The total living space is 145,000 square feet. A variance
to allow an increased building height of 60 feet is being requested. The property
is zoned MF-12 which allows a maximum building height of 35 feet. The building
height is measured from the lowest level of the garage area and there is a
significant elevation change from east to west (front to back). The Zoning
rk
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.
Ordinances defines building height as the vertical distance as measured through
the central axis of the building from the elevation of the lowest finished floor level
to the highest point of ceiling of the top story in the case of a flat roof; to the deck
line of a mansard roof; and to the mean height level between the eaves and ridge
of a gable, hip or a gambrel roof. This definition shall not be deemed to include
church steeples, bell towers, antennas, chimneys, or other similar structural
embellishments. The applicant has indicated the desire is to construct a gable
roof to allow the buildings to be constructed in a similar fashion to the
surrounding homes. Staff is supportive of the variance request.
The site plan indicates landscaping, screening and setback per the MF-12
Zoning District. The site plan indicates the placement of 115 surface parking
spaces, 25 parking spaces per building located on the ground floor and
56 spaces in the Garage/Storage building for a total of 271 parking spaces.
Based on parking required for multi -family developments 198 spaces are
required. The parking provided is more than adequate to serve the proposed
use.
Four dumpster locations have been identified on the site plan. A note indicates
the dumpsters will be screened per the ordinance. Per Section
36-523(d), Screening required, dumpsters or trash containment areas shall be
screened and the screen shall exceed the height of the dumpster or trash
containment area by at least two (2) feet not to exceed eight (8) feet total height.
Staff is supportive of the request. Although there is a variance associated with
the request staff does not feel the variance to allow an increased building height
will significantly impact the area. The topography of the site is such that at there
is a grade change from Rahling Road to the western boundary. Some grading
will take place on the site but there is also a desire to utilize the existing
topography as much as possible. To staff's knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the placement
of 132 units of condominium housing at the density of the existing zoning will
significantly impact the area.
STAFF RECOMMENDATIONS:
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.
Staff recommends approval of the variance request to allow an increased
building height of 60 feet for the development.
7
August 7, 2008
SUBDIVISION
ITEM NO.:
FILE NO.: S-1618
Staff recommends a turn around prior to the gated entrance to provide for a
WB-30 vehicle attempting to enter development and a stacking distance of
30 feet from pavement of the future street and Rahling Road.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were 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 variance request to allow
an increased building height of 60 feet for the development. Staff presented a
recommendation turn arounds prior to the gated entrances provide for a WB-30 vehicle
attempting to enter development and a stacking distance of 30 feet from pavement of
the future street and Rahling Road.
Ms. Ann Coleman addressed the Commission in opposition of the request. She stated
developers should be required to construct the infrastructure prior to development in an
area. She stated her concern was the traffic on Pebble Beach. She stated she had
started at City Hall at 9:00 am with a meeting with the Mayor and the City's Traffic
Engineer trying to determine various assistance measures to relieve traffic on Pebble
Beach. She stated with the development on Chenal and Rahling Road traffic in the
area would be tempted to travel Pebble Beach to get to Pulaski Academy rather than
traveling to the intersection of Rahling and Hinson Road to then travel east. She stated
Deltic was not going to move their land to another state. She stated the City should
required Deltic and all developers to construct the infrastructure prior to allowing
development to occur. She stated once driving habits were formed it was difficult to
change. Ms. Coleman requested the Commission not allow the development to occur
without the proper infrastructure and street network.
The Commission stated the site was zoned multi -family and the request before the
Commission was a site plan review. The Commission stated the request included a
variance and the item for the Commission to consider was the height of the units and if
the units would be 35-feet high or 60-feet high.
The Commission questioned the timing for completing Rahling Road. Staff stated the
improvements were to be completed when traffic volumes reached 12,000 cars per day.
Staff stated counts had not been completed recently but they felt the volume were
between 8,000 and 9,000 cars per day with the opening of Fellowship and the retail on
Chenal Parkway.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
Mr. Bryan Meldrum addressed the Commission with questions. He questioned how the
property would drain. Mr. Danny Mitchell stated the site drained on the west side of
Rahling Road. Mr. Meldrum stated the creek was on the east side and the water from
the condo site would drain to the creek. Staff stated they were not sure where the cross
drain was located but the water would cross Rahling Road at some point to flow to the
creek. Mr. Meldrum question the location of the dumpster facilities. Staff stated there
were four locations at the ends of the buildings. Mr. Mitchell stated the site plan
included locations but during the permitting process if staff found a better location the
dumpster could be moved. Mr. Meldrum questioned grading. Mr. Mitchell stated there
was a 100 foot grade elevation on the site. He stated there would be two to three levels
with a 20 to 25 foot grade separation between the levels.
There was a general discussion of the Commission concerning the proposed drainage.
Commissioner Rector stated the City had ordinances to protect adjoining property
owners. He stated the water could not leave faster than presently flowing from the site.
Mr. Meldrum stated if consideration was not given to drainage there would be water on
Rahling Road. Commissioner Rector stated the engineering plans had not been
developed. He stated once the plans were drawn staff would review the plan to ensure
all City ordinances were adhered to.
Chairman Taylor stated he did have concerns with the area and how the area
developed. He stated he was a resident of a nearby neighborhood and consideration
would be given to future applications and request for rezonings that impacted the area.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 recusal (Commissioner Laha).
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