HomeMy WebLinkAboutS-1631 Staff AnalysisJune 11, 2009
ITEM NO.: 2
NAME: 9010 Stagecoach Road Subdivision Site Plan Review
LOCATION: Located at 9010 Stagecoach Road
DEVELOPER:
Gregg Betts
P.O. Box 17253
Little Rock, AR 72222
ENGINEER:
McGetrick and McGetrick Engineering
#10 Otter Creek Court
Little Rock, AR 72210
AREA: 4.45 acres NUMBER OF LOTS: 1
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 — Otter Creek
ENSUS TRACT: 41.03
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSALIREQUEST:
FILE NO.: S-1631
FT. NEW STREET: 0 LF
The property located at 9010 Stagecoach Road is zoned C-3, General
Commercial District and was previously approved for an advanced grading
permit to allow grading and filling of this 4.45 acre tract with the issuance of a
building permit. The site will be developed with four buildings containing
27,500 square feet of space. The maximum building height proposed is 30 feet.
The maximum height of the parking lot lighting poles is also 30-feet. The
applicant has indicated all interior lighting will be directed downward and into the
parking lot area: not spilling onto adjacent properties.
The development is proposed with a maximum building coverage of
13.10 percent and maximum site coverage of 34.73 percent. A total of
52.17 percent will be dedicated to open space. Included on the site plan are
128 parking spaces. The development is proposed in multiple phases.
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-16
As a commitment to the previously approved advanced grading permit, the
applicant has agreed to install tree plantings along the western perimeter of the
site adjacent to the residential neighborhood. The applicant has also indicated
approximately 2.5 acres located to the southwest which will remain as
undisturbed. A commitment has been made to retain as many large trees as
feasible on the site.
B. EXISTING CONDITIONS:
C
0
The property contains approximately 4.45 acres and is zoned C-3, General
Commercial District. The property fronts Stagecoach Road along the west side
and the north property line is approximately 300 feet south of Baseline Road.
The property is undeveloped. The property has a small pond, which is
approximately 0.17 acres. The zoning along the north property line varies. From
east to west, the zoning is C-3, General Commercial District to C-2, Shopping
Center District and R-2, Single-family District. The property to the west is
Stagecoach Village, which is a PRD development of attached single-family
homes. The property to the south is zoned R-2, Single-family with older existing
residential structures.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200 feet of the site, the Southwest
Little Rock United for Progress and the Otter Creek Homeowners Association
were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
2. 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.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. Five (5)
foot sidewalks should be placed at the property line.
4. Stagecoach Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1631
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. 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).
8, Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be
protected during construction by protective fencing and shall not be used for
material storage or for any other purpose.
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
11. 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.
12. A Sketch Grading and Drainage Plan should be provided as required per
Section 29-186 (e). Improvements and plantings agreed to as part of the
Land Alteration Variance Request approval should be shown on plan.
13. 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. The Planning
Commission approved a variance on April 30, 2009, to allow advanced
grading of the site with issuance of a building permit.
14. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : A thirty foot overhead utility easement is required along Stagecoach
Road.
Center -Point Ener : No comment received.
AT & T: No comment received.
KI
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.
LE NO.: S-
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
the private fire system. Water will need to be extended across Stagecoach Road.
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. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Countv Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A twenty-one foot (21') wide land use buffer is required to separate this
proposed development from the residential property on the northern and
southern perimeters of the site. Seventy percent (70%) of this area is to
remain undisturbed.
3. A thirty-three foot (33') wide land use buffer is required to separate this
proposed development from the residential property along the western
perimeter of the site. Seventy percent (70%) of this area is to remain
undisturbed.
4. As an approval of the grading plan, additional tree plantings are required in
conjunction with this proposed development along the western perimeter.
M
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1631
5. 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
northern, southern, and western perimeters of the site where adjacent to
residentially zoned or used property. Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this year -around
requirement.
6. A small amount of building landscaping will be required in conjunction with
this request.
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 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: (May 21, 2009)
Mr. Pat McGetrick and Mr. Greg Betts were present representing the request.
Staff presented an overview of the item stating the Commission had previously
approved a request for advanced grading on the property with the issuance of a
building permit for one building. Staff stated the current request was a multiple
building site plan review or a Subdivision Site Plan Review for the property. Staff
requested Mr. McGetrick provide the location of the cedar trees to be planted and
the spacing of the trees along the western perimeter. Staff requested Mr.
McGetrick provide a note on the site plan indicating the areas to remain
undisturbed. Staff also requested Mr. McGetrick relocate the western most
dumpster away from the residentially zoned and used property.
Public Works comments were addressed. Staff stated the minimum finished floor
elevation of at least one foot above the base flood elevation was required to be
shown on the grading plans. Staff stated groups of trees or individual trees that
were to remain on the site were to be protected during construction and those
areas were not to be used for material storage. Staff also stated the stormwater
detention ordinance would apply to the property. Staff requested the location of
the stromwater detention be provided on the plan.
Landscaping comments were addressed. Staff stated a twenty-one (21) foot
wide land use buffer was required along the northwestern portion of the site and
a thirty-three (33) foot wide land use buffer was required along the western
perimeter of the site. Staff stated a six (6) foot high opaque screening
5
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1
mechanism was required along the northern, western and southern perimeters.
Staff stated a small amount of building landscaping was required in conjunction
with the request. Staff also stated an automatic irrigation system to water
landscape areas would be required. Staff noted a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. McGetrick submitted a revised site plan to staff addressing the issues raised
at the May 21, 2009, Subdivision Committee meeting. The cedar trees have
been located along the western perimeter. The areas to remain undisturbed
have been identified and the northwest dumpster has been relocated. The land
use buffers and screening fence have been indicated on the site plan. The
detention pond has been included on the revised site plan.
The development is proposed with four buildings and a total of 27,500 square
feet of retail space. The development is proposed with 128 parking spaces.
Based on the typical ordinance standard for shopping center development one
parking space per every 225 gross square feet of space is typically required.
Based on the ordinance, a total of 122 parking spaces would be required to serve
the development and an additional four (4) spaces would be required to serve an
outdoor dining area proposed for a total of 126 parking spaces. The indicated
parking is adequate to serve the proposed shopping center.
The development is proposed in four (4) phases. The southern most building is
proposed in the first phases. The building is proposed with two (2) bays with a
total of 2,100 square feet each. An outdoor dining area is indicated on the site
plan along the western most portion of the building. The dining area is proposed
as a 30-foot by 35-foot area with 1,050 square feet. Phase 1 will include the
construction of 55 parking spaces.
Phase 2 would allow the construction of two (2) additional spaces and a total of
4,200 square feet of space. The building is indicated with .a drive through
window located along the eastern side of the building. The applicant has
indicated the final users have not been identified and the inclusion of the drive
through allows for future flexibility. With the Phase 2 development an additional
32 parking spaces will be added.
�61
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: 5-1631
Phase 3 is proposed with the construction of four (4) spaces with 2,100 square
feet of space and two (2) spaces with 2,200 square feet of space for a total of
12,800 square feet. Forty-one (41) additional parking spaces will be added with
this phase.
The final phase consist of building construction only. The building is proposed
with 6,300 square feet of space in three (3) bays.
A single ground mounted sign will be located along Stagecoach Road. The sign
is proposed as allowed in commercial zones or a maximum of thirty-six (36) feet
in height and one hundred sixty (160) square feet in area. Building signage is
proposed per Section 36-557(a). The ordinance states all on -premises wall signs
must face required street frontage except in complexes where a sign without
street frontage would be the only means of identification for a tenant.
The plan indicates the placement of eight (8) new cedar trees along the western
perimeter and the retention of a number of existing trees in this area. The trees
are indicated as a part of a commitment made with the approval of the advanced
grading permit approved by the Commission at their April 30, 2009, public
hearing.
The site plan indicates the placement of a screening fence along the northern
and western perimeters where adjacent to single-family zoned or used property.
The land use buffers have been indicated consistent with the typical buffer
ordinance requirements.
Staff is supportive of the request. The development appears to fully comply with
the typical ordinance development standards for the current C-3, General
Commercial District zoning district, the landscape and the buffer ordinances. To
staff's knowledge there are no outstanding technical issues associated with the
request. The site plan indicates the placement of 52.17 percent of the site
dedicated to open space. Staff does not feel the development as proposed will
significantly impact the area.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comment and conditions as outlined in paragraphs D. E and F of the agenda staff
report and compliance with conditions and comments made with the land
alteration variance approved on April 30, 2009.
7
June 11, 2009
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1631
PLANNING COMMISSION ACTION: (JUNE 11, 2009)
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 comment and conditions as outlined in paragraphs D, E and F of
the agenda staff report and compliance with conditions and comments made with the
land alteration variance approved on April 30, 2009.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
ITEM NO.: 2. S-1631
NAME: 9010 Stagecoach Road Subdivision Site Plan Review
LOCATION: located at 9010 Stagecoach Road
Planning Staff Comments:
1. Provide notification of all 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 notice must be mailed no later than May 27, 2009. The Office of
Planning and Development must receive the proof of notice no later than June 5,
2009.
2. Provide the location of the cedar trees to be planted and the spacing of the trees
along the western perimeter of the site.
3. Identify and provide a note on the plan indicating areas to remain undisturbed.
4. Identify and provide a note on the site plan indicating the screening along the sites
western and southern perimeters.
5. Provide a phasing plan for the development.
6. Provide details of the proposed signage including location, total height and total sign
area.
7. Relocate the dumpster located on the northwestern portion of the development away
from the residential property located to the west.
Variance/Waivers: None requested.
Public Works Conditions:
1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
2. 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.
3. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan. Five (5) foot sidewalks
should be placed at the property line.
4. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
7. 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).
8. Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be protected
during construction by protective fencing and shall not be used for material storage
Item # 2.
or for any other purpose.
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
10.On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
11. 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.
12.A Sketch Grading and Drainage Plan should be provided as required per Section 29-
186 (e). Improvements and plantings agreed to as part of the Land Alteration
Variance Request approval should be shown on plan.
13.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. A variance was approved by the Planning Commission
on April 30, 2009, to allow advanced grading of the site with issuance of a building
permit.
14. 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.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Enerav: 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. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges. This fee
will apply to all connections including metered connections off the private fire system.
Water will need to be extended across Stagecoach Road. 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. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire Department
for additional information.
Item # 2.
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. A twenty-one foot (21') wide land use buffer is required to separate this proposed
development from the residential property on the northern and southern perimeters
of the site. Currently, a portion of the land use buffer is being encroached upon
along the northern (northwestern area). Seventy percent (70%) of these buffers are
to remain undisturbed.
3. A thirty-three foot (33') wide land use buffer is required to separate this proposed
development from the residential property along the western perimeter of the site.
Seventy percent (70%) of this area is to remain undisturbed.
4. As an approval of the grading plan, additional tree plantings are required in
conjunction with this proposed development along the western perimeter.
5. 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 northern,
southern, and western perimeters of the site where adjacent to residentially zoned or
used property. Credit towards fulfilling this requirement can be given for existing
trees and undergrowth that satisfies this year -around requirement.
6. A small amount of building landscaping will be required in conjunction with this
request.
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 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, May 27, 2009.
Item # 2.
ITEM NO.: 3. S-1632
NAME: Pinnacle Ridge at Chenal Subdivision Site Plan Review
LOCATION: located on the Northeast corner of Chenonceau Boulevard and Bayonne
Drive
Planning Staff Comments:
1. Provide notification of all 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 notice must be mailed no later than July 8, 2009. The Office of
Planning and Development must receive the proof of notice no later than July 17,
2009.
2. Will the development be constructed in a single phase or in multiple phases? What
are the plans for grading if the development is proposed in multiple phases?
3. Provide details of the proposed path materials.
4. Provide the maximum building height. The property is zoned MF-12 which allows a
maximum building height of 55 feet.
5. Provide the total height of the proposed fencing.
6. Provide the construction materials and building elevations for the development.
7. The development must have two approved fire apparatus access roads regardless if
the buildings are sprinkled.
8. Provide a detailed sketch of the screening mechanism proposed for the trash
compactor located adjacent to Chenonceau Boulevard.
9. The drives appear to not meet the typical driveway spacing requirement. Please
verify and request a variance if necessary.
10. Provide details of the proposed signage. Multi -family zones are allowed a single
ground mounted sign located adjacent to the street side not to exceed six feet in
height and twenty-four square feet in area.
11. Parking for multi -family developments is required at 1.5 spaces per unit. The
development is proposed containing 256 units. A total of 384 spaces would typically
be required. The site plan indicates t iacement of 391 parking spaces.
12. What is the area indicated with an X n the site plan adjacent to the pool and
clubhouse? If this is a diving structure or lifeguard stand this is considered a
structure and must maintain a minimum setback of 25-feet from the property line.
Variance/Waivers: None requested.
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be installed along
Chenonceau Boulevard in accordance with Section. 31-175 of the Little Rock Code
and the Master Street Plan.
2. The west driveway should align with Bayonne Drive or moved to the east of
Bayonne Drive.
Item # 3.
3. Provide a letter prepared by a registered engineer certifying the sight distance at the
east driveway complies with 2004 AASHTO Green Book standards.
4. Driveway locations do not meet the traffic access and circulation requirements of
Sections 30-43 and 31-210. The east driveway is required to be located 150 feet
from the property line. A variance must be requested for the installation of this
driveway.
5. Exit only signs should be installed at the east driveway.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
7. 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. Is construction proposed to be phased? If so, is
advanced grading of future phases being requested?
8. 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).
9. The Stormwater Detention Ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
10. 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.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Capacity calculation required for this
project. Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Ener : 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. 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. Please submit plans for water facilities
and/or fire protection system to Central Arkansas Water for review. Plan revisions may
be required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and Little Rock Fire Department is
required. 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. 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. Contact Central
Arkansas Water for additional information.
Item # 3.
Fire Department: Place fire hydrants per code. A minimum gate opening width of 20-
feet must be maintained. 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. CATA Bus Route #25
— the Highway 10 Express Route is located along Cantrell Road to the north.
Plannina Division: No comment.
Landscape:
1. Before a landscape permit will be a landscape plan must be submitted to the City.
When the vehicular use area is accessory to a building or structure, the landscape
plan should be submitted concurrently with the building and site plans of the
proposed structure. Developments of two (2) acres or more require the landscape
plan be affixed with the seal of a registered landscape architect.
2. An irrigation system will be required for developments of one (1) acre or larger.
3. Developments with one hundred fifty (150) or more parking spaces must have:
(1) Single -trunk trees with a minimum caliper of three (3) inches measured twelve
(12) inches above grade at planting to satisfy fifty (50) percent of the requirement.
The remaining minimum caliper requirement may be reduced to two (2) inches
measured twelve (12) inches above grade at planting.
4. Multi -trunk trees must have three (3) trunks or canes with a minimum caliper of one
and one-half (1 1/2) inches measured twelve (12) inches above grade at planting to
satisfy fifty (50) percent of the requirement. The remaining caliper requirement may
have three (3) trunks or canes with a minimum caliper of one (1) inch measured
twelve (12) inches above grade at planting.
5. Where development require screening by abutting land use of a more restrictive
nature at least eighty (80) percent of the view of the vehicular use area and parked
vehicles must be screened so as to not be visible when viewed from the adjacent
property. A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening will be required
along the northern and western perimeters.
6. Dumpsters, loading docks, heating and air conditioning units, external storage of
materials, communications equipment and similar outside activities and
appurtenances must be screened from abutting properties and streets. The screen
must exceed the height of the dumpster or trash containment areas by at least two
(2) feet not to exceed eight (8) feet total height.
7. In determining the extent of screening to be provided, consideration must be given to
normal growth characteristics associated with each type of plant material used.
Screening standards must be satisfied based on the following plant conditions: (1)
the size of each plant at installation (2) the size of each plant three (3) years after
the landscape plan is completed and (3) the size of each plant at maturity.
8. Screening standards are intended to apply during all seasons of the year. A
minimum of fifty (50) percent of the trees and a minimum of seventy-five (75) percent
of the shrubs to be used for screening purposes must be evergreen varieties.
Item # I
Maximum spacing of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
9. 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, highway or freeway. This
strip must be at least nine (9) feet wide.
10.One (1) tree must be planted for every seven hundred fifty (750) square feet of
required landscape or buffer area with an average linear spacing of not less than
thirty (30) feet. Three (3) shrubs or vines for every thirty (30) linear feet must be
planted in the perimeter planting strip. Massing is permitted as long as trees are
spaced not more than one hundred (100) linear feet apart including width of
driveway.
11.Interior landscape areas must comprise at least eight (8) percent of any vehicular
use area containing twelve (12) or more parking spaces.
12. In order to apply toward the required eight (8) percent landscape area, the minimum
size of an interior landscape area must be a minimum of three hundred (300) square
feet in area.
13.Trees must be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
14. Flexibility is permitted with placement of interior landscape islands, however, interior
landscaping should be generally distributed throughout the vehicular use areas.
15.Interior planting island width must be not less than seven and one-half (7 1/2) feet in
order to receive credit.
16. Landscape areas may be installed in the area immediately adjacent to the building
or elsewhere on the site at the discretion of the responsible party. However,
landscape areas must be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These areas must be equal to an equivalent
planter strip three (3) feet wide along the vehicular use area.
17.One (1) tree and four (4) shrubs must be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building. For buildings
greater than forty (40) feet in height at least one-third (1/3) of the trees to be placed
in the building landscape area must be of a species with a mature height greater
than thirty (30) feet. The size and location of planter areas and the placement of
trees and shrubs within these planter areas should be freely adapted to meet local
site conditions.
18. Multi -family uses must provide land use buffers only where abutting single-family
and duplex use or zoning. All sites developed, modified or enlarged must provide a
land use buffer(s) as follows: Side property lines at six (6) percent of the average
width of the lot on both sides; Rear property lines at six (6) percent of the average
depth of the lot; The minimum dimension must be nine (9) feet in all instances; The
maximum dimension required is fifty (50) feet in all instances.
19. Land Use Buffers are required along the northern and western perimeters. The
minimum land use buffer allowed within these areas is 50-feet. The site plan
indicates a minimum buffer of 56-feet along the northern perimeter. Along the
eastern perimeter the site plan indicates a 100-foot undisturbed buffer adjacent to a
200 foot OS zoned strip.
20. Street buffers are required in all instances. All sites developed, modified or
enlarged must provide street buffers as follows: All street property lines at six (6)
percent of the average depth of the lot; The minimum dimension is one-half (1/2) the
Item # 3.
full width requirement but in no case less than nine (9) feet. The maximum
dimension required is fifty (50) feet.
21.A minimum street buffer of 50-feet is proposed along Chenonceau Boulevard.
Revised plattplan_ Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, July 8, 2009.
Item # I
July 23, 2009
ITEM NO.: 3 FILE NO.: S-
NAME: Pinnacle Ridge at Chenal Subdivision Site Plan Review
LOCATION: Located on the Northeast corner of Chenonceau Boulevard and
Bayonne Drive
DEVELOPER:
Realty Systems, Inc.
6895 71h Road
Bartlett, TN 38135
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 21.5 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
MF-12, Multi -family 12 units per acre
19 — Chenal Planning District
42.11
VARIANCESIWAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST-
The property contains 21.5 acres and is located on the northeast corner of
Chenonceau Boulevard and Bayonne Drive. The property is currently zoned
MF-12 or multi -family at an allowed density of 12 units per acre. The
development is proposed with 13 buildings containing 256 units or a density of
11.9 units per acre.
The site plan indicates 160 one bedroom one bath units and 96 two bedroom two
bath units. The site plan indicates the placement of 82 garage units, 48 storage
rooms, a clubhouse, maintenance garage and covered mail kiosk. There are
391 parking spaces proposed, including the garage units. A six (6) foot
ornamental fence is proposed along Chenonceau Boulevard. The development
is proposed as a gated community. Two (2) drives are proposed from
July 23, 2009
�iiRnivi�inry
ITEM NO.: 3 (Cont.
FILE NO.: S-1632
Chenonceau Boulevard. The first drive is a full service drive providing access to
the clubhouse and gated entrance to the development. The second drive is
proposed as an exit only drive located near the eastern perimeter of the site.
B. EXISTING CONDITION
The property is currently undeveloped and mostly wooded, with varying degrees
of slope. The Aberdeen Court single family subdivision is located to the west,
with the Bayonne neighborhood to the south across Chenonceau Boulevard.
Single-family residences on larger lots are located to the north, with various
nonresidential uses and zoning along Highway 10. Undeveloped 0-2, Office and
Institutional District and C-3, General Commercial District zoned property is
located across Chenonceau Boulevard to the northeast. To the north is
undeveloped 0-3, General Office District zoned property. West of the site is a
zoned OS, Open Space located adjacent to the Aberdeen Subdivision. There is
a private recreational facility located to the west.
Chenonceau Boulevard is a four lane roadway with turn lanes located at major
intersections. The street has been constructed with curb, gutter and sidewalk.
There are street trees in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from the
area property owners. All property owners located within 200 feet of the site, the
Coalition of West Little Rock Neighborhoods, the Aberdeen Court Property
Owners Association, the Bayonne Place Property Owners Association, the
Chevaux Property Owners Association, the Johnson Ranch Neighborhood
Association and the Margeaux Property Owners Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed
along Chenonceau Boulevard in accordance with Section 31-175 of the
Little Rock Code and the Master Street Plan.
2. The west driveway should align with Bayonne Drive or moved to the east of
Bayonne Drive.
3. Provide a letter prepared by a registered engineer certifying the sight
distance at the east driveway complies with 2004 AASHTO Green Book
standards.
2
July 23, 2009
SUBDIVISION
ITEM NO.: 3
FILE NO.: S-16
4. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The east driveway is required
to be located 150 feet from the property line.
5. Exit only signs should be installed at the east driveway.
6. Repair or- replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. 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. Is construction
proposed to be phased? If so, is advanced grading of future phases being
requested?
8. 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).
9. The stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity calculation required for
this project. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point 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. 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. 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
3
July 23, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.1 FILE NO.: S-1632
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. 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. Contact Central
Arkansas Water for additional information.
Fire Department: Place fire hydrants per code. A minimum gate opening width
of 20-feet must be maintained. 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. CATA Bus
Route #25 — the Highway 10 Express Route is located along Cantrell Road to the
north.
F. ISSUES/TECHN ICAL/DESIGN:
Planninq Division: No comment.
Landsca e:
1. Before a landscape permit will be issued a landscape plan must be submitted
to the City. Developments of two (2) acres or more require the landscape
plan be affixed with the seal of a registered landscape architect.
2. An irrigation system will be required for developments of one (1) acre or
larger.
3. Where development require screening by abutting land use of a more
restrictive nature at least eighty (80) percent of the view of the vehicular use
area and parked vehicles must be screened so as to not be visible when
viewed from the adjacent property. A wooden fence may satisfy sixty-five (65)
percent of the requirement and evergreen trees may be used to satisfy the
balance. Screening will be required along the northern and western
perimeters.
4. In order to apply toward the required eight (8) percent landscape area, the
minimum size of an interior landscape area must be a minimum of three
hundred (300) square feet in area. Interior planting island width must be not
less than seven and one-half (7 1/2) feet in order to receive credit. Flexibility
is permitted with placement of interior landscape islands, however, interior
2
July 23, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.
G
FILE NO.: S-1632
landscaping should be generally distributed throughout the vehicular use
areas.
5. Trees must be included in the interior landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces.
6. Land Use Buffers are required along the northern and western perimeters.
The minimum land use buffer allowed within these areas is 50-feet. The site
plan indicates a minimum buffer of 56-feet along the northern perimeter.
Along the eastern perimeter the site plan indicates a 100-foot undisturbed
buffer adjacent to a 200 foot OS zoned strip.
7. A street buffer of 50-feet is required along Chenonceau Boulevard and in no
case less than one-half or 25-feet.
SUBDIVISION COMMITTEE COMMENT:
(July 2, 2009)
Mr. Tim Daters was present representing the request. Staff presented an
overview of the request stating there were additional items in need of addressing
prior to the Commission acting on the request. Staff requested Mr. Daters
provide a detail of the proposed trash compactor screening. Staff also stated the
maximum building height allowed in the MF-12 Zoning District was 55-feet. Staff
stated the parking indicated was adequate to serve the development. Staff
stated the development would require two fire access roads regardless if the
buildings were sprinkled to meet the State Fire code.
Public Works comments were addressed. Staff stated the drive as indicated did
not meet the typical driveway spacing criteria of the Master Street Plan. Staff
requested the applicant provide a letter prepared by a registered engineer
certifying the sight distance at the east driveway indicating if the drive complied
with 2004 AASHTO Green Book standards. Staff stated if the eastern drive was
maintained as access the drive should be signed as exit only.
Landscaping comments were addressed. Staff stated screening would be
required along the northern perimeter. Staff stated interior landscape islands
were to be a minimum of three hundred square feet in area. Staff stated a
minimum of eight percent of the interior paved areas were to be landscaped.
Staff provided the applicant with the required tree plantings and number of trees
required within the planting areas. Staff stated a land use buffer was required
along the north perimeter to be a minimum of fifty feet. Staff stated the required
street buffer along Chenonceau Boulevard was also 50-feet.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
July 23, 2009
SUBDIVISION
ITEM NO.: 3 Cont.) FILE NO.: S-1632
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 2, 2009, Subdivision Committee meeting. The drives have been
realigned and relocated to conform to the Boundary Street Ordinance and Master
Street Plan requirements. The structure located near the southwest portion of
the pool has been moved to the east to allow for a 25-foot setback as typically
required by the ordinance. The site plan indicates landscaping per the typical
ordinance standards of Chapters 15 and 36.
The development is proposed as a single phase development with grading of the
site taking place as the site develops. The site plan indicates a maximum
building height of 55-feet as allowed in the MF-12 zoning district. The fencing
located along the perimeters of the site is indicated as a 6-foot tall ornamental
fence and a 6-foot chain link fence is located along the northern perimeter. The
development is proposed as a gated community. The gates are indicated as
required by the Fire Department with a minimum gate opening of 20-feet. The
site indicates two (2) access points as required by State Fire code. The eastern
most drive is indicated as an exit only drive and will be signed as such to notify
residents.
The site plan indicates the placement of 256 apartment units on this
21.5 acre tract. The property is zoned MF-12 which allows multi -family housing
at 12 units per acre. The density proposed is 11.907 units per acre.
The site plan indicates the placement of 391 parking spaces. Of the 391 spaces
82 are proposed as garage parking. Based on the typical parking requirements
for multi -family zoning a total of 384 parking spaces is required. The parking is
adequate to serve the development. 48 storage rooms are indicated on the ends
of the garage parking structures as an amenity to the residents.
The site plan indicates the placement of a clubhouse, pool and playground area.
The development will also contain a concrete walkway to connect the units to the
clubhouse/pool and office facilities. The construction materials are proposed as
a combination of stone, brick, EFIS and Hardyboard siding.
The development will contain 160 one bedroom, one bath units and 96 two
bedroom, two bath units. The leasable square footage of the units range from
625 square feet to 1,037 square feet. The clubhouse is proposed containing
2,447 square feet and two maintenance garages are proposed each containing
256 square feet. A single covered mail kiosk is indicated containing 200 square
feet. The total square footage of the garages and storage rooms is
n.
July 23, 2009
SUBDIVISION
TEM NO.: 3
FILE NO.: S-1632
24,064 square feet. This totals 240,964 square feet of building coverage or
25 percent site coverage.
The site plan indicates the placement of a single trash compactor located near
Chenonceau Boulevard. The applicant has indicated the compactor will be
screened per typical ordinance standards with a minimum screening wall two feet
above the finished level of the compactor. The compactor screening will be
constructed of similar materials used elsewhere in the development.
Signage is proposed consistent with signage allowed in multi -family zones. A
single ground mounted sign with a maximum height of six feet and a maximum
sign area of twenty-four square feet is proposed to be located within the
landscape area near the western entrance to the development.
The request is a Subdivision Site Plan Review for the placement of multiple
buildings (13 apartment buildings, 1 clubhouse, 13 garage/storage rooms) on this
site. Based on staffs review and a statement by the applicant no waivers or
variances are being requested. The development will be constructed in a single
phase. The building setbacks are indicated at a minimum of 25-feet as required
by the zoning district. The street buffer areas and land use buffer areas are
indicated in excess of the typically ordinance standard. The drives has been
relocated to comply with the typical driveway spacing criteria of the Boundary
Street Ordinance and the Master Street Plan. To staff's knowledge there are no
outstanding technical issues associated with the request. The development is
proposed as a multi -family development at a density to 11.9 units per acre as
allowed in the MF-12 zoning district.
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:
(JULY 23, 2009)
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 conditions outlined in paragraphs D, E and F of the agenda staff
report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
7