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HomeMy WebLinkAboutS-1836 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS JANUARY 2, 2019 ITEM NO.: 1. HAMPTON ASTORIA APARTMENTS SITE PLAN REVIEW NORTH SIDE OF CHENAL VALLEY DRIVE, BETWEEN GORDON ROAD AND FOX RIDGE (5-1836) Planning Staff Comments: 1. Label building setbacks from property lines 2. Indicate phasing on site plan 3. Provide signage plan. Section 36-552 (signs permitted in multifamily zones) allows one ground - mounted sign not to exceed 6 feet in height and 24 square feet in area. 4. Locate all dumpsters and recycling containers and required screening. Describe materials of screening 5. Locate and describe all site lighting. All site lighting should be low-level, shielded downward and into the site 6. Locate any proposed garage or carport structures 7. Will the entire site be fenced? 8. Western two driveways are indicated as gated. They will not function for entry as there is no turn- around. 9. Provide proof of permission to access Gordon Road which is not a public street. 10. Provide brief description of building materials. 11. Section 31-13 states: Term of approval. Any applicant receiving approval of a site plan shall be limited to a maximum of three (3) years from the date of approval to obtain all required permits unless an extension of time is granted by the Planning Commission. Otherwise, the site plan approval shall be considered void. In an approved multiple -phased development, any phases for which the required permits have not been obtained within three (3) years of the date of approval must be reviewed and approved by the Planning Commission in the same manner as established for the initial subdivision site plan review. Variance/Waivers: Length of retaining wall/terrace in a straight line without offsets Advance grading of entire site with 1 sc phase. Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. No more than 200 ft of terrace can be in a straight line and minimum of 10 ft curved section, jog, or offset is required for each additional 200 ft of terrace. A variance must be requested to exceed the permitted terrace length. 3. A grading permit in accordance with section 29-186 (c) & (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 is being requested to advance grade future phases with construction of phase 1? 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). ITEM NO.:1. (CON'T) (S-1836) 5. Storm water detention ordinance applies to this property. Is detention provided by the Chenal Golf Course? 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 8. 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. 9. Retaining walls designed to exceed 15 ft in height are required to seek a variance for construction. Provide proposed wall heights. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 11. A direct connection of the pool discharge pipe with the municipal separate stormwater sewer system is prohibited. The discharge pipe should discharge into a natural vegetated area before entering the stormwater drainage system. 12. A connection should be made with the sidewalk to the east. 13. All driveways shall be concrete aprons per City Ordinance. 14. Vegetation must be established on disturbed areas within 21 days of completion of the advanced grading activities. 15. Is property to the north still proposed to be separated from the subject property? If so, where will access be provided to the property created on the north side of the development? 16. Per Sec. 29-190(1)f, for cuts or fills faced with architectural stone face, the terrace plantings shall be a minimum of 2 rows of trees 4ft between the rows, staggered not more than 20 ft on centers. Show on sketch grading and drainage plan. Temporary irrigation maybe needed to establish plant growth. 17. Driveway location on Gordon Rd do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a commercial street is 250 ft from other driveways and intersections. A variance must be requested for the Gordon Road driveway. What is the purpose of the driveway? 18. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 19. The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 371-4646 for more information. Utilities and Fire Department/County Planning Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Study Required. Capacity Fee Analysis Required Entergy: Entergy does not object to this proposal. There is an existing three phase, underground power line on the north side of Chenal Valley Drive in front of this property and a three phase, overhead power line on the west side of the property. Care should be used when digging or working around power lines. All required separations and clearances to power lines must be maintained during and after construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceed. ITEM NQ.:I. (CON'T) (S-1836) Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Lvadi Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments -- 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. ITEM NO.: 1. (CON'T) (S-183 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1— D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. ITEM NO.: 1. CON'T S-1836 Multi -Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 10 1 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey _7 ittlerock,gov or scrain i,r littlerock.gvv County Planning: No comments received. Rock Region METRO: No comments Planning Division: No comments Landscape: Steve Crain at 501-371-4875; 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. ITEM NO.: 1. _ (CON'T_) (5-1836) 3. 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 shall be a minimum of nine (9) feet in width. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The maximum width of the required buffer is fifty (50) feet. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The property to the west is zoned R-2. The approximate average width of the lot is 1,100 feet. The buffer as shown is deficient. A fifty (50) foot buffer will be required adjacent to west property line. 5. A as a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 8. An irrigation system shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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. Other: Provide notification of the owners of properties located within 200 feet of the site and submit proof of notice including the certified abstract list, copy of the notice form sent and postmarked certified mail receipts. Notices must be sent no later than January 16, 2019. Proof of notice must be delivered to staff no later than January 25, 2019. Submit responses to staff issues and 4 copies of revised plans (if required) no later than January 9, 2019. January 31, 2019 ITEM NO.: 1 NAME: Hampton Astoria Apartments Site Plan Review FILE NO.: S-1836 LOCATION: North side of Chenal Valley Drive, between Gordon Road and Fox Ridge DEVELOPER: Premiere Construction Solutions of Rock City, LLC P. O. Box 1009 Bryant, AR 72089 OWNER/AUTHORIZED AGENT: Shabbir Dharamsey, owner Jess Griffin, Authorized Agent SURVEYOR/ENGINEER: Jess Griffin, PE 5 Kingston Drive Little Rock, AT 72227 AREA: 21.3 acres 11 lOU CURRENT ZONING NUMBER OF LOTS: 1 PLANNING DISTRICT: 19 FT. NEW STREET: 0 LF CENSUS TRACT: 42.13 MF-12, multi -family, 12 units per acre 1. Variance to allow 2 sections of proposed terrace/retaining wall to exceed 200 feet in length without a minimum of a 10 foot curved section, jog or offset. BACKGROUND: On September 20, 2018, the planning commission approved the applicant's request to withdraw an application to rezone this site from MF-12 to PD-R to allow for construction of a multi -family development at a density of 14.64 units per acre. January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1836 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a multi -family development at a density of 12 units per acre. The development will consist of 9 three-story apartment buildings (252 units total), a one-story clubhouse, swimming pool and playground. There are to be 6, 30-unit buildings and 3, 24-unit buildings. A maximum building height of 35 feet is proposed. A total of 378 parking spaces are proposed; meeting the code requirement of 1.5 spaces per unit. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded, sloping up from the street towards the rear of the site. Fox Ridge, a senior living multi -family development is adjacent to the east. Single family homes are located across Chenal Valley Drive to the south. Undeveloped OS open space and R-2 residential properties are adjacent to the north and west respectively. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Deauville Circle, Germay Court, The Arbors and Margeaux Place Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. No more than 200 ft. of terrace can be in a straight line and minimum of 10 ft. curved section, jog, or offset is required for each additional 200 ft. of terrace. A variance must be requested to exceed the permitted terrace length. 3. A grading permit in accordance with section 29-186 (c) & (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 is being requested to advance grade future phases with construction of phase 1? 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Storm water detention ordinance applies to this property. Is detention provided by the Chenal Golf Course? 2 January 31, 2019 SUBDIVISION ITEM NO.: Cont.) FILE NO.: S-1836 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 8. 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. 9. Retaining walls designed to exceed 15 ft. in height are required to seek a variance for construction. Provide proposed wall heights. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 11. A direct connection of the pool discharge pipe with the municipal separate stormwater sewer system is prohibited. The discharge pipe should discharge into a natural vegetated area before entering the stormwater drainage system. 12. A connection should be made with the sidewalk to the east. 13. All driveways shall be concrete aprons per City Ordinance. 14. Vegetation must be established on disturbed areas within 21 days of completion of the advanced grading activities. 15. Is property to the north still proposed to be separated from the subject property? If so, where will access be provided to the property created on the north side of the development? 16. Per Sec. 29-190(1)f, for cuts or fills faced with architectural stone face, the terrace plantings shall be a minimum of 2 rows of trees 4ft between the rows, staggered not more than 20 ft on centers. Show on sketch grading and drainage plan. Temporary irrigation maybe needed to establish plant growth. 17. Driveway location on Gordon Rd do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a commercial street is 250 ft. from other driveways and intersections. A variance must be requested for the Gordon Road driveway. What is the purpose of the driveway? 18. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1836 19. The owner and/or manager of each multi -family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 371-4646 for more information. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Study Required. Capacity Fee Analysis Required Entergy: Entergy does not object to this proposal. There is an existing three phase, underground power line on the north side of Chenal Valley Drive in front of this property and a three phase, overhead power line on the west side of the property. Care should be used when digging or working around power lines. All required separations and clearances to power lines must be maintained during and after construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceed. Centemoint Enerav: No comments received AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 0 January 31, 2019 SUBDIVISION ITEM NO.: 1 Loading FORM Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. 5 January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1836 D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. nPad Fnrlc Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. ratpc Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 0 January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO_: S-1 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi -Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. Countv Plannina: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche Iittlerock. gov or Steve Crain at 501-371-4875; scrain - littlerock.gov 7 January 31, 2019 SUBDIVISION I19:1►VA 10119MW10TOTi1i# Landscape: FILE NO.: S-1836 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 3. 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 shall be a minimum of nine (9) feet in width. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The maximum width of the required buffer is fifty (50) feet. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The property to the west is zoned R-2. The approximate average width of the lot is 1,100 feet. The buffer as shown is deficient. A fifty (50) foot buffer will be required adjacent to west property line. 5. A as a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1836 G H 8. An irrigation system shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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. TRANSPORTATION/PLANNING.- Rock Region Metro Planning Division No comments. No comments. SUBDIVISION COMMITTEE COMMENT: (January 2, 1019) The applicant was present. Staff presented the item and noted additional information was needed. Staff asked that the building setbacks be labeled and the phasing plan shown on the site plan. Staff requested a signage plan in compliance with Section 36-552 (signs permitted in multifamily zones). Staff requested that the dumpster and recycling containers be located and the required screening described. A lighting plan was requested. Staff asked if the entire site was to be fenced. It was noted that the two western driveways were indicated as gated. Staff commented that they would not function for entry as there was no turnaround. It was noted that one driveway was proposed off of Gordon Road. Staff noted that Gordon Road was not a public right-of-way and permission to take access at that location would require approval of an access easement from that property owner. Public Works comments were noted and discussed. Staff asked the purpose of the western driveway. The applicant responded that it was needed to provide secondary access for the Fire Department as the grade of the center driveway was too steep. Staff commented that there would be the need for a variance to allow the western driveway as indicated since it was closer to Chenal Valley than the code allowed. Staff stated a variance could be supported if the driveway was only for Fire access, not for general use by the tenants and public. Other reviewing agency and department comments were presented. The applicant was advised to submit responses to staff issues by January 9, 2019. The committee forwarded the item to the full commission. January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont. ANALYSIS: FILE NO.: S-1836 The applicant submitted a revised site plan and responses to the issues raised at subdivision committee. The buildings will have setbacks from the perimeters exceeding the minimums established by the code. The code states the minimum setback from the street perimeter is 25 feet and the minimum from an interior property line is to be at least the height of the structure. The site will be developed in one phase. As is typical for any multiple building site, individual building permits will be obtained for each structure and all permits may not be pulled at the same time. All will be obtained within the three years allowed under site plan review. Dumpster and recycling containers have been indicated at two locations. They will be screened to comply with code standards. Light poles have been indicated at various locations within the parking areas. All site lighting will be low-level and directional, shielded downward and into the site. Fencing has been indicated on the plan and will be 5-6 foot tall iron fencing. The western -most driveway previously indicated as using Gordon Road has been eliminated. The site will have two driveways onto Chenal Valley Drive. Both driveways will be gated and keypads and turn-arounds are shown on the plan. The keypads/call boxes must be located at least 40 feet from the back of the sidewalk. The grade of the driveways will not exceed the maximum allowed by LRFD and the code. Signage will consist of a single ground -mounted sign which complies with Section 36-552 of the code; 6 feet in height and 24 square feet in area. The applicant indicates covered parking may be added in the future. Since none is indicated on this site plan, any addition of new structures for covered parking will require returning to the commission for additional site plan review. The site is sloped and to accommodate the development it will be necessary to use retaining walls. The retaining walls will not exceed the maximum allowable height of 15 feet. A variance is requested to allow a retaining wall that exceeds 200 feet in length to be constructed in a straight line without a 10 foot curved section or jog. Staff supports this variance as the great majority of the indicated retaining walls are located behind the buildings and screened by the development itself. Staff is supportive of the proposed development plan. The property is zoned MF-12 which allows for multifamily development at a density not to exceed 12 units per acre. The site contains 21.3 acres and 252 units are proposed resulting in a density of 11.8 units per acre. A 252 unit multifamily development requires 378 parking spaces; 1.5 per unit. 378 parking spaces are proposed. The building height and setbacks comply with code requirements. `K January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont. LE NO.: S-1836 The subdivision/multiple building site plan review established in Section 31-13 of the code is a development review process that provides for case by case consideration of project particulars, including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of the buildings and the relationships with adjoining properties. Public Works staff has requested that the applicant provide a traffic study due to the site's proximity to the un-signalized Chenal Parkway/Chenal Valley Drive intersection and the peak -hour traffic expected to be generated by the apartments. At the time of this writing, those discussions were ongoing. J. STAFF RECOMMENDATION: Staff's recommendation is forthcoming. PLANNING COMMISSION ACTION: (JANUARY 31, 2019) The applicant was present. There were three persons present registered in opposition. Staff presented the item and informed the commission that the applicant had submitted the requested traffic study and had also made some minor revisions to the site plan in response to a review of the project by the Chenal Architectural Review Committee. Staff noted if there are any additional modifications beyond what staff has authority to approve, the item will have to be brought back to the commission. Staff stated the project was now a two -phased development. Buildings 1, 2, 3 and 4, the clubhouse and associated parking will be in Phase 1. Buildings 5, 6, 7, 8 and 9 and the remainder of the parking will be in Phase 2. A minor side yard setback variance is requested for a corner of building 4 which has a side yard setback of 25 feet. Due to the height of the building, a side yard setback of 35 feet is required. A variance is requested to allow for advance grading of the site with construction of the Phase 1 portion of the development. A dog park is now indicated at the southwest corner of the development. Public Works staff informed the commission that complaints have been received from the public pertaining to the safety of the Chenal Parkway/Chenal Valley Drive north intersection. A traffic study was submitted to staff as part of this application. The study shows at the Chenal Parkway/Chenal Valley Drive north intersection the AM peak hour signal warrant was satisfied prior to the construction of the proposed apartments. The study also shows other volume -based signal warrants will be satisfied at that same intersection following the full construction of the apartments. Based on the multi -building site plan review criteria and the location of the property in relation to the intersection, staff does not have the authority to require construction by the applicant of a signal at the Chenal Parkway/Chenal Valley Drive north intersection. 11 January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1836 Staff recommended approval of the application subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda report Staff recommended approval of a side yard setback variance for building 4. Staff recommended approval of the advance grading request to allow grading of the entire site with the construction of Phase 1. Staff recommended approval of a variance to allow a retaining wall that exceeds 200 feet in length to be constructed in a straight line without a 10-foot curved section or jog. The applicant yielded his time to allow the opposition to speak first. Tom Paulus, of 37 Germay Court, spoke of his concerns with allowing advance grading of the entire site. He asked what would then happen if only the Phase 1 portion is built, leaving the rest of the site unsightly and unfinished. He stated he was glad to'have the extra level of review by the Chenal Architectural Review Committee. Joseph Luzzi, of 105 Germay Drive, spoke in opposition to the apartments. He stated his was a quiet and peaceful neighborhood and he did not want this development to happen. He voiced concerns about traffic and noise and urged the developer to find a better place. Pat Luzzi, of 105 Germay Drive, stated she loved her home and her community and she did not want to see a large apartment complex. She voiced concern about traffic and described the intersection as dangerous. She asked the commission to deny the application. Shabbir Dharamsey, the developer, spoke in support of his application. He stated this would be his third development in Little Rock. He described the proposed apartments as a quality development. He stated the traffic count would not significantly increase at the intersection. He stated his project was an allowable development based on the density allowed by the zoning of the property. Jess Griffin, the project engineer, stated it was safer to do all of the site grading at one time, reducing the amount of time heavy equipment and vehicles would be on the site and streets. He stated the site had to be graded to do the development. Mr. Griffin stated they had met with the Chenal ARC and got their comments back after the subdivision committee meeting; thus the slight modification. He stated they had worked hard to comply with all comments from the City and the ARC. He stated the site would be well landscaped and there would be a walking trail at the rear of the site. He said proper notification was done by them and by staff. He stated the retaining wall would not be visible. Mr. Griffin stated the property was zoned for multifamily under the original Chenal plan. `F) January 31, 2019 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1836 In response to a question regarding the phasing and the advance grading, Mr. Griffin stated the intent was to proceed with the entire project and not leave a portion undeveloped. In response to a question, Mike Hood of Public Works described the pros and cons of advance grading. It stated it was appropriate in some cases as determined by the planning commission. A motion was made and seconded to approve the retaining wall variance. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. A motion was made and seconded to approve the advance grading variance. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. A motion was made and seconded to approve the application. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. 13