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HomeMy WebLinkAboutS-1515-A Staff AnalysisJanuary 27, 2011 ITEM NO_- 2 FILE NO.: S-1515-A NAME: Cottages of Good Shepard Subdivision Site Plan Review LOCATION: Located at 2901 Aldersgate Road DEVELOPER: Autumn Group, Inc. 7624 Cantrell Road Little Rock, AR 72227 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Terry Burruss 614 Center Street Little Rock, AR 72201 AREA: 19.86 acres CURRENT ZONING PLANNING DISTRICT ENSUS TRACT NUMBER OF LOTS: 1 MF-12, MF-18 and OS 11 — 1-430 24.04 FT. NEW STREET: 0 LF VARIANCESNVAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow grading of future phases with the development of the first phase. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The applicant is requesting a zoning site plan review for a project containing 104 units of senior citizen housing. The development is proposed in two phases. The apartments consist of 80 two -bedroom units and 24 one -bedroom units. The units are located in 18 buildings with a common community center. Garden areas are indicated as well as a proposed walking trail. The buildings are January 27, 20fl SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1515-A proposed as single story buildings. The building materials proposed are horizontal siding along the ends and rears of the buildings and brick fronts with the roof constructed with fiberglass shingles. As a separate item on this agenda the applicant is requesting a rezoning of 2-acres from OS, Open Space to PD-R to allow grading within the OS zoned area (Item 8 Case File #Z-8647). All building construction will be located outside the OS zoned area. After the completion of the grading evergreen plantings will be placed to act as a screening between this property and the homes located to the east. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading of the Phase II portion of the development with the construction of the Phase I portion. B. EXISTING CONDITIONS: The property is a wooded site located south of the existing Good Shepard residential towers and east of the nursing home. The property is currently zoned MF-12, MF-18 and OS. There is approximately 5.6 acres zoned OS, 8.94 acres zoned MF-18 and 5.3 acres zoned MF-12. There are single-family homes located to the east within the Kensington and Twin Lakes Subdivisions. South of the site is property zoned POD owned by Arkansas Hospice which is undeveloped. Southwest is property developed by Our Way as residential housing. There is a property located to the west zoned PCD which was approved for a mixed -use development including residential, office and retail. Also located to the west is Camp Aldersgate. 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 John Barrow Neighborhood Association, the Twin Lake A Property Owners Association, the Twin Lake B Property Owners Association, the Twin Lakes B Special Recreational Improvement District and the Kensington Place Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 January 27, 201.1 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1515-A 2. 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 land alteration variance must be requested to clear and grade Phase II with construction of Phase I. 3. Stormwater detention ordinance applies to this property. 4. 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. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. If a gated entrance/exit is planned to be provided, a turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. 9. Provide a Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 10. 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. 11. Per the City's Land Alteration Ordinance a perimeter buffer strip shall be temporarily maintained around disturbed areas and shall be six percent (6%) of the lot width and depth with a minimum width of 25 feet and a maximum width of 40 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Capacity contribution analysis and fee will be required for this project. Contact Little Rock Wastewater Utility for additional information. 3 January 27, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1515-A Enter : Approved as submitted - Center -Point Enerqv: 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 water main extension will be needed to provide water service to this property. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Please note that CAW maintains an existing water line on the north of the property as shown on the site plan. Fire Department: Place fire hydrants per code. Multi -family developments having more than 100 dwelling units shall provide a secondary access road to the development. An exception is allowed for projects having up to 200 dwelling units and provides in all buildings, including nonresidential occupancies, an approved automatic sprinkler system. 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. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 0 January 27, 2041 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1515-A 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 300 square feet in area. The interior islands must be evenly distributed throughout the site. 3. Building landscaping will be required with the proposed development. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The property to the east and south is zoned residential; therefore, 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 these perimeters. 7. A minimum street buffer of 50-feet is required along Aldersgate Road. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 5, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there was a concern with the building placement and the Open Spaced zoned property to the east. Staff stated one of the buildings, the walking trail and detention were indicated within the area zoned OS. Staff requested Mr. White include in the general notes section of the site plan the maximum building height and to indicate the hours of dumpster service. Public Works comments were addressed. Staff questioned if the development was proposed as a gated community. Mr. White stated no gates were proposed with the development. Staff stated a grading permit was required prior to construction. Staff also requested Mr. White provide a sketch grading and drainage plan for the development. Staff stated the request included a variance from the City's Land Alteration Ordinance to allow grading of Phase II with the development of the first phase. Landscaping comments were addressed. Staff stated street buffers were required. Staff stated an automatic irrigation system to water landscaped areas 5 January 27, 2011 SUBDIVISION ITEM NO.: 2 FILE NC.- S-1515-A would be required at the time of development. Staff stated interior landscape islands were required with a minimum square footage of 300 within the proposed parking areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site ' plan to staff addressing a number of issues raised at the January 5, 2011, Subdivision Committee meeting. The applicant has filed a companion application for this site to rezone a portion of the OS zoned property to PD-R (Item 8 Case File #Z-8647). The applicant has indicated all construction, including the waling trail and detention pond, will take place outside the OS zoned property but grading within this area is necessary to allow for proper slopes. The applicant has indicated the grading will take place behind Buildings 14 through 17 allowing for a 3 to 1 slope and eliminating the need for a retaining wall. Once grading operations are complete, the area will be seeded and replanted with evergreen trees. Staff feels the tree placement should be 15-feet on center and the trees should be a minimum of six (6) to eight (8) feet in height at the time of planting. Staff also feels the reseeding and placement of evergreen plantings should occur with the completion of the grading activities. The request for this item is for approval of a Zoning Site Plan Review to allow a project containing 104 units of senior citizen housing. The development is proposed in two phases. The apartments consist of 80 two -bedroom units and 24 one -bedroom units. The units are located in 18 buildings with a common community center. Garden areas are indicated as well as a proposed walking trail. The buildings are proposed as single story buildings. The building materials proposed are horizontal siding along the ends and rears of the buildings and brick fronts with the roof constructed with fiberglass shingles. The site plan is indicated with 164 parking spaces to serve the development. The zoning ordinance for a multi -family development would typically require the placement of 156 parking spaces. The parking as indicated is more than adequate to serve the development. A single development sign is proposed for the site. The sign is proposed consistent with signage allowed in multi -family zones. The sign will not exceed six (6) feet in height and twenty-four (24) square feet in area. N January 27, 2011 SUBDIVISION ITEM NO.: Z Cont. FILE NO.: S-151 The development is proposed in two phases. The Phase I portion of the development will contain nine (9) buildings and the community building. The buildings are not proposed as sprinkled. The applicant has indicated a secondary access along the northern perimeter of the site as required by City code. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading of the Phase 11 portion of the development with the construction of the Phase I portion. Staff is supportive of the request. Staff feels the issuance of a grading permit should be tied to permitting of buildings within the Phase I portion of the development. To staff's knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed site plan. Staff is supportive of the request and the associated variance to the City's Land Alteration Ordinance. The site is presently zoned MF-12, MF-18 and OS. The development is proposed containing 104 units and 19.85 acres which results in an overall density of 5.24 units per acre. Staff feels the development as proposed is appropriate for the site. 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. Staff recommends approval of the variance request to allow advanced grading of the Phase II portion of the site with the request for a building permit for buildings within the Phase I portion of the development. PLANNING COMMISSION ACTION: (JANUARY 27, 2011) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow advanced grading of the Phase 11 portion of the site with the request for a building permit for buildings within the Phase I portion of the development. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 2. NAME: Cottages of Good Shepard Subdivision Site Plan Review LOCATION: located at 2901 Aldersgate Road 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 notice must be mailed no later than January 12, 2011. The Office of Planning and Development must receive the proof of notice no later than January 21, 2011. 2. The zoning ordinance approving the rezoning of this site indicated a buffer ranging from 150-feet to 160-feet. It appears Building 16 and the detention area are located within the OS zoned area. All the development including the walking trail, building and detention must be relocated outside the OS zoned portion of the property. 3. The site plan indicates the placement of 164 parking spaces to serve the development. The zoning ordinance would typically require the placement of 156 spaces to serve a multi -family development. 4. Provide a note on the site plan indicating the maximum building height proposed for the new construction. 5. Provide a note on the site plan indicating the proposed dumpster screening. 6. Will the hours of dumpster service be limited to daylight hours only? 7. All drives and parking is indicated with widths greater than required by the ordinance. Staff recommends the drives and parking be reduced to more closely comply with the typical ordinance standards. 8. Clarify comment 6 in the general notes section of the site plan. Unit building footage: 45' x 50'. Variance/Waivers: A variance from the City's Land Alteration Ordinance to allow grading of future phases with the development of the first phase. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. 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 land alteration variance must be requested to clear and grade Phase II with construction of Phase I. 3. Stormwater detention ordinance applies to this property. 4. 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. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. Item # 2. S-1515-A 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. If a gated entrance/exit is planned to be provided, a turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. 9. Provide a Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 10. 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. 11. Per the City's Land Alteration Ordinance a perimeter buffer strip shall be temporarily maintained around disturbed areas and shall be six percent (6%) of the lot width and depth with a minimum width of 25 feet and a maximum width of 40 feet. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Capacity contribution analysis and fee will be required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. 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. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Please note that CAW maintains an existing water line on the north of the property as shown on the site plan. Fire Department: Place fire hydrants per code. Multi -family developments having more than 100 dwelling units shall provide a secondary access road to the development. An exception is allowed for projects having up to 200 dwelling units and provides in all buildings, including nonresidential occupancies, an approved automatic sprinkler system. Contact the Little Rock Fire Department for additional information. Item # 2. ITEM NO.: 2. 5-1515-A County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Plannina Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 300 square feet in area. The interior islands must be evenly distributed throughout the site. 3. Building landscaping will be required with the proposed development. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The property to the east and south is zoned residential; therefore, 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 these perimeters. 7. A minimum street buffer of 50-feet is required along Aldersgate Road. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, January 12, 2011. Item # 2.