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HomeMy WebLinkAboutS-1838 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS JANUARY 2, 2019 ITEM NO.:3. THE RIDGE AT LITTLE ROCK PRELIMINARY PLAT AND SITE PLAN REVIEW SE CORNER OF CAULDEN AND LEANDER S-1838 Planning Staff Comments: 1. Provide number of units by bedroom count. 2. Provide building heights 3. Label setbacks from property lines 4. 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. 5. Show location of recycling container. Describe materials for dumpster and recycling container screening. 6. Locate and describe site lighting. Site lighting should be low-level and directional, shielded downward and into the site. 7. Locate and describe any proposed fencing. 8. Label pavement material. 9. Show any proposed carports or garages. 10. Provide time limit for use of gravel access to dumpster. 11. What method will be employed to prohibit use of gravel secondary emergency access? 12. Provide dimensions of all lot lines. 13. Provide storm drainage analysis (data to be provided for all water courses entering and leaving the plat boundary. 14. Show the names of owners of abutting properties 15. Show zoning of abutting properties 16. 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: • Advance grading of entire site with construction of 1 Sc phase Public Works: 1. Confirm this portion of Leander Drive is a public right-of-way. No documents have been found by CLR staff that determine Leander Dr. is within a public dedicated right-of-way. Leander Dr. is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Caulden Ave. for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Leander Dr. and Caulden Ave. ITEM NO.: 3. CON'T S-1838 4. Sidewalks with appropriate handicap ramps are required to be constructed along Caulden Ave. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Drive including 5-foot sidewalks with planned development. The new back of curb should be placed 15.5 ft from the center of the existing street. With the proposed additional foot traffic, the sidewalk near the intersection of Kanis Rd and Leander should be extended to Kanis Rd with access ramps provided to cross Leander Drive. 6. 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. Is a variance being requested to advance grade phase 2 with construction of phase 1? 7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 8. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 9. 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. 10. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engr 379-1813 (Greg Simmons) for more info. 11. Asphalt pavement should be provided to dumpster location. 12. The secondary emergency driveways shall be constructed with concrete aprons per City Ordinance. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501)379-1805 (Travis Herbner) for more information. 14. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. Retaining walls designed to exceed 15 ft in height are required to seek a variance for construction. Provide proposed wall elevations. 17. 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. 18. 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. 19. The proposed driveway should intersect Leander Dr. at a 90 degree angle. 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 Fee Analysis Required Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing overhead power line on Leander at the SE corner of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. ITEM NO.: 3. CON' 5-1838 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. Loadia 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.: 3. (CON'T) (S-1838) 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.: 3. CON'T S-1838 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 C 105.1. Building Codes: 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 clittlerock. ov or scrain@littlerock.gov County Planning: No comments received. Rack Region METRO: No comments Planniniz 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. 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. ITEM NO.: 3. CON'T 5-1838 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right- of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 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 south is zoned R-2. 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 lot, 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 plan (if required) no later than January 9, 2019. Carney, Dana From: Carney, Dana Sent: Friday, December 21, 2018 11:36 AM To: Hood, Mike; Floriani, Vince; Collins, Gilbert Cc: Brian Dale (bdale@whitedaters.com); 'Joe White' Subject: The Ridge I just received a phone call from Gina Hartsell of Leander Drive. She stated the property being considered for The Ridge is a hazardous dump site. She cited a fairly extensive history of that issue and the development of the adjacent Parham Point apartments. She stated ADEQ and EPA have the info. Apparently former owner Harley Cox used the site for dumping and there were promises/conditions (?) that this site would not be developed (?). Just a heads -up on a potentially serious issue that we will need addressed. January 31, 2019 ITEM NO.. 3 FILE NO.: 5-1838 NAME: The Ridge at Little Rock Preliminary Plat and Site Plan Review LOCATION: Southeast corner of Caulden Drive and Leander Drive DEVELOPER: The Ridge at Little Rock, LP and Richsmith Holdings 9800 Maumelle Blvd. North Little Rock, AR 72113 OWNER/AUTHORIZED AGENT: Richsmith Holdings, Owner White Daters and Associates, authorized agent SURVEYOR/ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.75 acres WARD: 6 CURRENT ZONING VARIANCE/WAIVERS site with construction lot line. NUMBER OF LOTS: 2 PLANNING DISTRICT: 10 FT. NEW STREET: 0 LF CENSUS TRACT: 24.03 MF-18, multi -family 18 units per acre : Land Alteration variance to allow advanced grading of the entire of the first phase and reduced building setback along common A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting approval of a 2-lot preliminary plat and site plan review to allow for construction of a 4-building, 9 unit multifamily development. Lot 1 is proposed to contain 3.43 acres and will be developed with 2, 3-story buildings containing 24 units per building as well as a clubhouse/management building. Lot 2 is proposed for an additional 2, 3-story buildings containing 24 units per building. A total of 195 parking spaces are proposed, exceeding the ordinance requirement of 1.5 spaces per unit. The project is proposed to be developed in 2 phases with Lot 1 being the first phase and Lot 2 following as the second phase. January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) B. EXISTING CONDITIONS: FILE NO.: S-1838 The property is undeveloped and wooded. A multifamily development is adjacent to the west. Single family properties and homes are located to the south and eat. Undeveloped property is located across Leander to the north. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Leander Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Confirm this portion of Leander Drive is a public right-of-way. No documents have been found by CLR staff that determine Leander Drive is within a public dedicated right-of-way. Leander Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Caulden Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Leander Drive and Caulden Avenue. 4. Sidewalks with appropriate handicap ramps are required to be constructed along Caulden Avenue in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Drive including 5-foot sidewalks with planned development. The new back of curb should be placed 15.5 ft. from the center of the existing street. With the proposed additional foot traffic, the sidewalk near the intersection of Kanis Road and Leander should be extended to Kanis Road with access ramps provided to cross Leander Drive. 6. 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. Is a variance being requested to advance grade phase 2 with construction of phase 1? 7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 2 January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: & Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 9. 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. 10. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 11. Asphalt pavement should be provided to dumpster location. 12. The secondary emergency driveways shall be constructed with concrete aprons per City Ordinance. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501)379-1805 (Travis Herbner) for more information. 14. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. Retaining walls designed to exceed 15 ft. in height are required to seek a variance for construction. Provide proposed wall elevations. 17. 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. 18. 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. 19. The proposed driveway should intersect Leander Dr. at a 90 degree angle. 3 January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1838 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authori : Sewer main extension required with easements if new sewer service is required for this project. Capacity Fee Analysis Required Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing overhead power line on Leander at the SE corner of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. 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. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 2 January 31, 2019 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1838 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. 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 — D 105.4 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 wail, 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 61 January 31, 2019 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1838 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. 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 A January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1838 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. County Planning: 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 littlerock. ov or Steve Crain at 501-371-4875, scrain@littlerock.gov Landscape- 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. 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 7 January 31, 2019 SUBDIVISIO ITEM NO.: 3 Cont. FILE NO.: S-1838 perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 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 tc the south is zoned R-2. 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. January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont. G. TRANSPORTATION/PLANNING: Rock Region Metro Planning Division: No comments. 10 reyk,•1111-RM H. SUBDIVISION COMMITTEE COMMENT: FILE NO.: S-18 (January 2, 2019) Joe White was present representing the application. Staff presented the item and noted additional information was needed on specifics of the proposed development. Staff requested the number of units by bedroom count, building heights and setbacks. Staff requested a signage plan in conformance with Section 36-552 (signs permitted in multifamily zones). Staff requested that the location of the recycling container be indicated and the required screening described. Staff requested a lighting and fencing plan. Staff asked if there would be any carports or garages and that they be shown on the plan. Staff expressed concern with the proposed gravel driveway to be used for access to the dumpster and also to be used for secondary Fire Department access. Staff asked what would prohibit tenants from using the gravel driveway to access Leander. There was a discussion of alternative designs. Staff noted the following needed to be shown on the plat: dimensions of all lot lines, a storm drainage analysis, names of owners of abutting properties and zoning of abutting properties. Public Works comments were presented and discussed. Staff stated no documents had been found that determine Leander Drive is within a public dedicated right-of-way. The applicant was asked to provide confirmation. Staff noted that a nearby property owner had stated the site had previously been used as a hazardous waste dumping ground. Mr. White responded that a Phase I environmental site assessment had been done and there was no mention of any such use. Other reviewing agencies and department comments were presented. The applicant was advised to submit responses to staff issues by January 9, 20% The committee forwarded the item to the full commission. ANALYSIS: The applicant submitted responses to most of the issues raised at subdivision committee. The issues before the commission are a two lot plat and an accompanying multiple building site plan review. The property is zoned MF-18 which allows for development of multifamily at a density not to exceed 18 units per acre. Lot 1 is proposed to contain 3.43 acres. It will be developed as Phase 1 and will contain two, three-story buildings with 24 units per building, a clubhouse and associated parking. The density proposed for Lot 1 is 13.99 units per acre. Lot 2 E January 31, 2019 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1838 is proposed to contain 4.32 acres. It will be developed as Phase 2 and will contain two, three-story buildings with 24 units per building and associated parking. The density proposed for Lot 2 is 11.11 units per acre. The subdivision/multiple building site plan process established in Section 31-13 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 buildings and the relationships with adjoining properties. 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 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." Setbacks exceed the minimum established by the code in all but one area. The code requires a setback from all exterior yards or yards which abut a public street of 15 feet. Setbacks from interior property lines are to be no less than the height of the building. The buildings are proposed to be 35 feet in height. Three of the four buildings which abut the lot line between proposed Lots 1 and 2 have a setback of 15 +/-. Staff is supportive of a variance to allow the reduced setback since it is within the applicant's development. In each phase, the 48 units are broken down as follows a. 16 one -bedroom b. 8 two -bedroom c. 8 three bedroom d. 16 four -bedroom All site lighting will be low-level and directional, shielded downward and into the site. There will not be any fencing or gating. There will not be any carports or garages. Signage will comply with that allowed in multifamily. One ground mounted sign is proposed not to exceed 6 feet in height and 24 square feet in area. A total of 195 parking spaces are proposed, exceeding the code requirement of 1.5 spaces per unit. The development will have only one public access off of the north 10 January 31, 2019 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1838 end of Leander. A secondary, fire access is proposed near the south boundary with a gate and a gravel driveway. A variance is requested to allow for advanced grading of Lot 2 in conjunction with construction of Phase 1. Staff supports that variance request. Caulden Avenue, to the west of the site, is a private access easement. It was abandoned as public right-of-way several years ago. Staff recommends approval of a variance to not construct sidewalks along the east side of Caulden due to an existing sidewalk being located on the west side of the street and this development's access to Caulden being blocked by a retaining wall. No right-of-way dedication is required for Caulden. Half -street improvements will be made to Leander in accordance with the phasing of the development. As of this writing there was only one outstanding issue. It was determined that Leander was dedicated as public street at the time of the platting of Hocott Home Sites Addition in the 1930's. However, the southern portion of the street, adjacent to the southeast perimeter of this site, was abandoned as public right-of-way in 1965. Evidence of rededication has not been found. This development indicates the secondary fire access to access that site at a point where the Leander right-of- way was abandoned. If access is proposed at that point, an access easement must be obtained from the owner of that property to allow access north to where Leander is a public street. Staff has been provided a sketch grading and drainage plan. Staff has been provided a sight distance certification letter for the proposed driveway. Staff has received confirmation that the issue of downstream insufficient drainage will be adequately addressed at the time of issuance of a grading permit. J. STAFF RECOMMENDATION- Staff's recommendation is forthcoming, pending resolution of the Leander Street. PLANNING COMMISSION ACTION: (JAN UARY 31, 2019) The applicants were present. There were two persons present registered in opposition. Two letters of opposition/concern had been received by staff and provided to the commissioners. Staff presented the item and a recommendation of approval subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. 2. Compliance with the following additional conditions from public works and planning staffs: 11 January 31, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Public Works recommends approval of the application with the relocation of the emergency fire access to the public right-of-way portion of Leander Drive subject to the following conditions: 1. The portion of Leander Drive adjacent to the West End Subdivision was vacated by the City of Little Rock by Ordinance No. 11,628 in 1965. 2. Right-of-way should be dedicated to Leander Drive with the platting of the subdivision to 30 feet from centerline of Leander Drive within public right-of-way along the frontage of the subject property. 3. Right-of-way should be dedicated to Leander Drive with the platting of the subdivision to 30 feet from centerline of the private portion of Leander Drive along the frontage of the subject property. 4. Boundary street improvements will be constructed adjacent to the subject property to Master Street Plan standards to that portion of Leander Drive within public right-of- way with construction of Phase 1. Staff recommended approval of a variance to allow advanced grading of Lot 2 in conjunction with construction of Phase 1. Staff recommended approval of a variance not to construct sidewalks along the east side of Caulden and a variance to allow reduced setbacks form the common interior lot line between proposed Lots 1 and 2. Brian Dale, representing the applicant, stated he would yield his time to allow the opposition to speak first. Tom Humphries, of 7221 W. 17t" Street, stated he represented the Leander neighborhood Association and was speaking for 26 of the 27 homes in the association. He stated they were not opposed to the development but had three concerns. He spoke of the traffic at the Leander/Caulden intersection which currently is a three-way stop. He asked if it could be changed so that only Caulden had the stop; allowing freer traffic movement on Leander. He spoke of drainage issues at the Leander/16t" Street intersection and stated the small culvert was creating issues and there were concerns about increased run --off. Lastly, he stated he hoped there would be a buffer on the south perimeter of the apartment site where it is adjacent to single family. Gina Hartsell, of 1623 Leander, stated she agreed with Mr. Humphries's comments. She too spoke of concerns about drainage and traffic. She stated she was not opposed to the development, just wanted it done right. She asked why the developer did not use Caulden for access. Mr. Dale stated they were working with staff to address the 3-way stop issue. He stated development of the site would comply with the City's Stormwater regulations. He stated they were aware of the downstream issue and will go over and above the requirements 12 January 31, 2019 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1838 to help alleviate drainage issues. Mr. Dale stated there will be a 50 foot buffer on the south perimeter, at least 70% of which will be undisturbed. He stated they may try to leave more. He stated Caulden was private and they had no right of access. He stated there were grade issues in that area as well. In response to a question, Mr. Dale described the proposed half -street improvement which would be made adjacent to the site. In response to a question, it was noted that the site would have to be landscaped to comply with code. A motion was made and seconded to approve the application, including all staff comments and conditions. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. A motion was made and seconded to approve the land alteration variance. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. 13