Loading...
HomeMy WebLinkAboutS-1867 Staff AnalysisResponse to City of Little Rock Comments for The Heights at Shackleford Planning Staff Comments: 1. Property owners within 200-feet of the site have been notified. See attached. 2. The Project is not to be constructed in phases. 3. There is no covered parking proposed on this project. 4. The max. building height is 35 Feet. 5. There is a small 1,000 square foot playground, as indicated on the plans. 6. There is no Fencing or Gates proposed for this project. 7. There will be a monument sign at the entrance. See attached Architectural plans. 8. John Houge has approved a dedicated fire lane as a emergency secondary access. See attached approval letter. 9. See attached Architectural plans. 10. This project does not meet the Unit requirements for this requirement. Variance/Waivers: Variance requested for side yard setbacks. Public Works Condition 1. Will Comply with master street plan 2. The proposed 36 foot wide private commercial street will comply with The City of Little Rock Commercial street design standard. The sidewalk will be constructed the length of the road. 3. Comment redacted in meeting. 4. Will Comply 5. See attached 6. Storm water Detention will be located underground, within the drainage system. Pipe sizes subject to change upon final design. 7. Will comply 8. Will comply 9. Will comply 10. Will comply 11. The intersection sight distance at the proposed intersection complies with 2004 AASHTO Green Book Standards. See attached letter for details. 12. The private street name will be `Rock Ridge Road'. 13. There will not be a fence or gate on this project 14. Will comply 15. Not required, there Are not the 100 or more dwelling units on this project. 16. John Houge has approved a dedicated fire lane as a emergency secondary access. See attached approval letter. Utilities/Fire Department/Parks/county Planning: Little Rock Water Reclamation Authoritv: Easement for this sewer connection at manhole -11-008 have been obtained by the owner. Sewer main extension, will Comply. Entergy: Will comply. Central Arkansas Water: Will comply to all Central Arkansas Water requirements. Maintain Access: Will comply with Sections D103.1, D103.2, and D102.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. January 9, 2020 ITEM NO.: 4 FILE NO.: 5-1867 NAME: The Heights at Shackleford Preliminary Plat and Site Plan Review LOCATION: West of Shackleford Road between Colonel Glenn Road and West 36th Street DEVELOPER: The Heights at Shackleford Limited Partnership 1501 North University Suite 740 Little Rock, AR 72207 501-666-9629 OWNER/AUTHORIZED AGENT: The Heights at Shackleford Limited Partnership/Owner Holloway Engineering Surveying & Civil Design, PLLC/Authorized Agent SURVEYOR/ENGINEER: Holloway Engineering Surveying & Civil Design, PLLC./Surveyor & Engineer AREA: 10.027 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF No -pm RRENT ZONING VARIANCE/WAIVERS: 1. Section 36-258(d)(2) building or structure BACKGROUND: PLANNING DISTRICT: 11 M F-18 CENSUS TRACT: 24.05 Interior yard setback equal to the height of any proposed This site on the west side of Shackleford Road is undeveloped. The request is for the approval of a preliminary plat subdividing the parcel into two lots: Lot 1 containing 5.014-acres and Lot 2 with an area of 5.013-acres. The property is zoned MF-18, allowing for the development of multi -family residential units of up to 18 units per acre. The January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: 5-1867 proposed project is situated on Lot 1 has 84 dwelling units, a density of less than 18 units per acre. Second, because multiple buildings are proposed, this request is also for a site plan review. A. PROPOSAL/RFOUFST/APPLICANT'S STATEMENT: The applicant is proposing to subdivide the existing 10.027-acre site into two lots of nearly equivalent area. Also, an apartment community would be developed on the portion of the property shown as Lot 1. The development would be composed of 84-dwelling units in seven buildings, plus a clubhouse. Each building would contain 12 dwelling units. Site access would be from a drive near the north property line connecting to Shackleford Road. B. EXISTING CONDITIONS: The subject parcel is undeveloped. The property to the south is mini-warehouse/self-storage. Across Shackleford Road to the east are single-family uses, light industrial/commercial uses, and a mobile home park. Located to the north is a large undeveloped parcel intended to be developed with a church in the future. Commercial uses are found to the west. This area is largely commercial in character west of Shackleford Road and is becoming more commercial and light industrial to the southeast. This property is on the northeast edge of the commercial development centered on the interchange of Colonel Glenn Road with Interstate 430. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has received one phone call from a representative of an area neighborhood association. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. The proposed 36 foot wide private commercial street should be constructed to City of Little Rock Commercial street design standard. The sidewalk should be constructed to the west property line. 3. A lane shift and striping should be provided for a north -bound left turn lane, if intended. 4. 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 the development proposed to be constructed in phases? If so, an advanced grading permit variance being requested to advance grade future phases with construction of Phase 1 ? 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the property owner. 7. 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. 8. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Street lights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering (Greg Simmons) at 379-1813 for more information. 10. 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 South Broadway, (501) 379-1805 (Travis Herbner) for more information. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed intersection(s) comply with 2004 AASHTO Green Book Standards. 3 January 9, 2020 SUBDIVISION ITEM NO.: 4 12. Provide the proposed private street name. FILE NO.: S-1867 13. Show gate and fence location. Provide location of call box with sufficient stack and turnaround provided. 14. 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. 15. 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. 16. Show the proposed emergency secondary access location on the site plan. 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 Fee Analysis required. FOG analysis required if food service on site. Enter Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along Shackleford Road. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment received_ AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of 4 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 Health Engineering Division and Little Rock Fire Department is required. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone 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. 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. 5 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-186 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 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 Hvdrants 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 comment received. 1.1 January 9, 2020 SUBDIVISION ITEM NO.: County Planning: No comment. F. BUILDING CODES/LANDSCAPE- Building Code, LE NO.: S-1867 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 littierock, ov or Steve Crain at 501-371-4875; scrainQ ittlerock.gay 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. 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. 4. 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. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance 7 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLAN NING: Rock Region Metro: No comment. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019 The applicant was present. Staff presented the item. The Planning Department staff inquired if the development was to be phased and to show on the site plan, if any covered parking was proposed. Information on any outdoor use areas and locations was requested, as well as any proposed perimeter fencing or gates. The applicant was asked to provide the maximum building heights and information on any proposed signage. Details for the dumpster screening were requested and hours for collection. Lastly, the applicant was asked to indicate a secondary or emergency vehicular access to the site. Public Works requested a Sketch Grading and Drainage Plan and noted the storm water detention ordinance applies to the property and development. Proposed locations of detention facilities should be added to the site plan. A letter from a registered engineer certifying the intersection sight distance at the proposed intersection with Shackleford Road complies with 2004 AASHTO Green Book Standards is required to be submitted. A name should be proposed for the access drive and a sidewalk must be constructed on one side of the drive. Landscape comments were general in nature and noted. The applicant was also directed to the Little Rock Water Reclamation Authority comment regarding the sewer main extension necessary to serve this property. Responses to comments and issues with revisions were required no later than December 18, 2019. The item was forwarded to the full commission for consideration. ANALYSIS: In response to comments, the applicant submitted a revised site plan and response to comments. E� January 9, 2020 SUBDIVISION NO.: 4 The project will be constructed in a single phase. No covered parking spaces are proposed. The maximum building height is 35-feet. FILE NO.: S-186 A small playground area is proposed to be located near the center of the development and is shown on the site plan. No fences or gates are proposed to enclose the property. A monument sign is proposed at the entry drive. This sign is under six -feet in height and 24-square feet in area, thereby in compliance with the signage standards for multi -family districts. Dumpster screening would be constructed of CMU and have a brick exterior finish on three sides. An opaque wood gate would enclose the structure. Recycling is not required to be provided and trash collection will be during daylight hours. A concrete sidewalk meeting City of Little Rock standards will be constructed along Shackleford Road and the south side of the access drive. This access drive will also comply with the private commercial street standards. Storm water detention will be provided underground within the drainage system. The pipe sizes will be finalized during the design and permitting phases. A letter was provided from an Arkansas -registered engineer certifying the sight distance at the proposed intersection complies with 2004 AASHTO Green Book standards. The private street is proposed to be named "Rock Ridge Road". Captain John Hogue of the Little Rock Fire Department has approved a dedicated fire lane on the private street to be a secondary emergency access. The fire lane striping shown on the revised site plan is illustrative only. The developer will coordinate signage and striping with the Little Rock Fire Department and Public Works Department during the design and permitting phases of development. The property owner has acquired an easement to provide the sewer main extension. 17 January 9, 2020 SUBDIVISION ITEM NO.: 4 NO.: S-1867 All other technical comments appear to have be addressed satisfactorily. A variance is requested for the interior yard setbacks to be less than maximum building height. This variance would apply to the south property line abutting the self -storage units and the west property line. The minimum distance from the nearest building to the south property line is 28-feet and 3-inches. The minimum distance from the nearest building to the west property line is 20-feet. Staff supports this variance request. The storage units to the south are typically unoccupied, a landscaped buffer is provided on the storage unit property, and there is a generous building setback. The property to the west is also currently owned by the developer of this project. Should additional multi -family development happen on that property, it is quite likely the setback issue is corrected. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat, site plan and variance subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval conditions and such outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes, and 1 absent. 10 January 9, 2020 TEM NO_ 4 FILE NO.: NAME: The Heights at Shackleford Preliminary Plat and Site Plan Review LOCATION: West of Shackleford Road between Colonel Glenn Road and West 36th Street DEVELOPER: The Heights at Shackleford Limited Partnership 1501 North University Suite 740 Little Rock, AR 72207 501-666-9629 OWNER/AUTHORIZED AGENT: The Heights at Shackleford Limited Partnership/Owner Holloway Engineering Surveying & Civil Design, PLLC/Authorized Agent SURVEYOR/ENGINEER: Holloway Engineering Surveying & Civil Design, PLLC./Surveyor & Engineer AREA: 10.027 acres NUMBER OF LOTS: 2 FT, NEW STREET: 0 LF Movelm CURRENT ZONING VARIANCE/WAIVERS: PLANNING DISTRICT: 11 MF-18 CENSUS TRACT: 24.05 1. Section 36-258(d)(2): Interior yard setback equal to the height of any proposed building or structure BACKGROUND: This site on the west side of Shackleford Road is undeveloped. The request is for the approval of a preliminary plat subdividing the parcel into two lots.. Lot 1 containing 5.014-acres and Lot 2 with an area of 5.013-acres. The property is zoned MF-18, allowing for the development of multi -family residential units of up to 18 units per acre. The January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 proposed project is situated on Lot 1 has 004 dwelling units, a density of less than 18 units per acre. Second, because multiple buildings are proposed, this request is also for a site plan review. � OFniiaAL1RE0 �ii~S 1 iMr-r- .I ANT' T/_11T EMENT: The applicant is proposing to subdivide the existing 10.027-acre site into two lots of nearly equivalent area. Also, an apartment community would be developed on the portion of the property shown as Lot 1. The development would be composed of 84-dwelling units in seven buildings, plus a clubhouse. Each building would contain 12 dwelling units. Site access would be from a drive near the north property line connecting to Shackleford Road. B. EXISTING CONDITIONS: The subject parcel is undeveloped. The property to the south is mini-warehouse/self-storage. Across Shackleford Road to the east are single-family uses, light industriai/commerciai uses, and a mobiie dome park. Located to the IIUILII I� a large lllll�'develUped parcel ;Intended to be developed with a churcil in the future. Commercial uses are found to the west. This area is largely commercial in character west of Shackleford Road and is becoming more commercial and light industrial to the southeast. This property is on the northeast edge of the commercial development centered on the interchange of Colonel Glenn Road with Interstate 430. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from a representative of an area neighborhood association. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. 2 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 D. ENGINEERING COMMENTS - PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. The proposed 36 foot wide private commercial street should be constructed to City of Little Rock Commercial street design standard. The sidewalk should be constructed to the west property line. 3. A lane shift and striping should be provided for a north -bound left turn lane, if intended. 4. 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 the development proposed to be constructed in phases? If so, an advanced grading permit variance being requested to advance grade future phases with construction of Phase 1 ? 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the property owner. 7. 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. 8. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Street lights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering (Greg Simmons) at 379-1813 for more information. 10. 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 South Broadway, (501) 379-1805 (Travis Herbner) for more information. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed intersection(s) comply with 2004 AASHTO Green Book Standards. 3 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1 12. Provide the proposed private street name. 13 Shr%W gyte and fenr® Innn+inn. Provide location of call hOx with cu�ffiriant stack and turnaround pr ovil(.led. 14 Prinr fn construction cf retaininn „„2lk nn enginccr'g n—tifirn+inn of riesinn and.J v�lnnc WlI Ic+ he l+1 iln r i++cA +r Di ikiir+ We%rL In fnr nmmrnxi-ql Af+cr rnnc+rl Ir4inn NIQ110 111UJL "V CPU"I I IILLL L LW 1 U"II V VL I f%J I— G1. VI V V GI. I— VVI IJLI —1— 1) an as -built certification is required for construction of the retaining wall. 15. 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. 16. Show the proposed emergency secondary access location on the site plan. E. UTILITIES/FIRE DEPARTMENT/PARKS/COU-NTY PLANNING: Little Rock Water Reclamation Authority: Sewer ma extension required with easeme,rits if new sewer service is required for this project. Capacity Fee Analysis required. FOG analysis required if food service on site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along S hackleford Road. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of 4 January 9, 2020 SUBDIVISION ITEM NO.-, 4 FILE NO.: S-1867 Health Engineering Division and Little Rock Fire Department is required. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone 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. Loadinq 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. 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. 5 January 9, 2020 SUBDIVISION ITEM NO.: 4 -- _-- FILE NO.: 5-1867 3. Construction of gates shaii be of material that allow manuai operation by one person. A �F. /" + A Uate components shall be maintained ed IIall Operable condition t Il Limes al lu replaces or repaired when defective. JILIa means +LCgQ+G L.f'r.c rlCwaI'w gates LCll LwegUppe..11h611uy IIGCLILIILd lU L department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening lg 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. Oates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTIV" F2200. Multi -Family Residential Developments �.% Nor r%F U d1i v v�vtivii —.vw . of the 2n12 Arl:a::vaca Fire Pre:aenti_- 11_'_nrip Vnl_ 1, Prnjpert- having rnnrp than inn dwelling units. Wiltinle-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exce—+*. 1JU;^: 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 comment received. C. January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 Countv Planning: No comment. F. BUILDING CODES/LANDSCAPE: Buildina 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(c?littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.aov 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. 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. 4. 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. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance 7 January 9, 2020 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1867 requirements can be givers when preserving trees of six (6) Inch caliper or larger. G. TRANS PORTATIONIPLAN N ING: Ruck Reci�il Ir�eii:c7. Nn nnitiiiieiiL. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019 The applicant was present. Staff presented the item_ The Planning Department staff inquired if the development was to be phased and to show on the site plan, if any covered parking was proposed. Information on any outdoor use areas and locations was requested, as well as any proposed perimeter fencing or gates. The applicant was asked to provide the maximum building heights and information on any proposed signage. Details for the dumpster screening were requested and hours for collection` Lastly, the applicant -was asked to indicate a secondary or emergency vehicular access to the site. Public Works requested a Sketch Grading and Drainage Plan and noted the storm water detention ordinance applies to the property and development. Proposed IncatinnS of rjatantinn facilities shoOd he added to the city nlan_ A IPttar frnm a reYMLCICd engineer certifying the intersection sight distance at the proposed +.. rs +i +h Sh LA ford Road complies with 2vv4 AAS... C Green Bovk it ILGI.7el.rU with i i Ia�.rr%1 vau %'%j I Standards is required to be submitted. A name should be proposed for the access drive and a sidewalk must be constructed on one side of the drive. Landscape comments were general in nature and noted. The applicant was also directed to the Little Rock Water Reclamation Authority comment regarding the sewer main extension necessary to serve this property. Responses to comments and issues with revisions were required no later than December 18, 2019. The item was forwarded to the full commission for consideration. I. ANALYSIS: In response to comments, the applicant submitted a revised site plan and response to comments. 9 January 9, 2020 SUBDIVISION ITEM NO.: 4 The project will be constructed in a single phase. No covered parking spaces are proposed. The maximum building height is 35-feet. FILE NO.: S-1 A small playground area is proposed to be located near the center of the development and is shown on the site plan. No fences or gates are proposed to enclose the property. A monument sign is proposed at the entry drive. This sign is under six -feet in height and 24-square feet in area, thereby in compliance with the signage standards for multi -family districts. Dumpster screening would be constructed of CMU and have a brick exterior finish on three sides. An opaque wood gate would enclose the structure. Recycling is not required to be provided and trash collection will be during daylight hours. A concrete sidewalk meeting City of Little Rock standards will be constructed along Shackleford Road and the south side of the access drive. This access drive will also comply with the private commercial street standards. Storm water detention will be provided underground within the drainage system. The pipe sizes will be finalized during the design and permitting phases. A letter was provided from an Arkansas -registered engineer certifying the sight distance at the proposed intersection complies with 2004 AASHTO Green Book standards. The private street is proposed to be named "Rock Ridge Road". Captain John Hogue of the Little Rock Fire Department has approved a dedicated fire lane on the private street to be a secondary emergency access. The fire lane striping shown on the revised site plan is illustrative only. The developer will coordinate signage and striping with the Little Rock Fire Department and Public Works Department during the design and permitting phases of development. The property owner has acquired an easement to provide the sewer main extension. 9 January 9, 2020 SUBDIVISIO ITEM NO.: 4 FILE NO.: S-1867 Ail other technical comments appear to have be addressed satisfactorily. A variance is requested for the interior yard setbacks to be less than iih�aximuin Wilding height. This variance would apply to the south propeiy line abutting the selistorage units and the west property line. The minimum distance from the nearest buildina to the south urooelly line is 28-feet and 3-inches. The minimum distance from the nearest building to the west property line is 20-feet. Staff supports this variance request. The storage units to the south are typically unoccupied, a landscaped buffer is provided on the storage unit property, and there is a generous building setback. The property to the west is also currently owned by the developer of this project. Should additional multi -family development happen on that property, it is quite likely the setback issue is corrected. J. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat, site plan and variance subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda. staff report. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The appHcant was present Thera were no registered ohiec:tors present. Staff presented the item i � and a recommendation i Imendation of approval conditions and such outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the G aJ 11 ILA LI ILrI 1 M 1 1�� consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes, and 1 absent. flus