HomeMy WebLinkAboutS-0867-CCCCC Staff AnalysisITEM NO.: 1 Dc FILE NO.: S-867-CCCCC
NAME: The Reserve at Chenal Valley Apartments Subdivisivnif� Pian Review
LOCATION: Tract 75A — Chenal Valley, south of Rahling Road
Planning Staff Comments:
I . Provide notification of property owners located within 200-feet of the site, complete
f with the certified abstract list, notice form with affidavit executed and proof of
ailing.
2. Provide details of any proposed signage (height/area/location).
2 m
3. Provide details of any proposed fencing (height/material/location).
J 4. Will there be one location for the garbage collection? If others are proposed
indicated on the site plan the location along with the proposed screening.
5. Any site lighting must be low level and directional, directed inward away from
residentially zoned properties.
6. Will there be an on -site manager?
7. Provide all building setback dimensions and the dimensions between buildings.
8. Building setbacks should be equal to the height of the building from the property
lines. There are locations this is not the case. Building separation should be a
minimum of 10-feet.
9. Identify the activity court located by the swimming pool.
10. Provide the bedroom mix in the general notes section of the site plan.
11. Provide construction materials of the buildings including roofing material.
12. The site plan indicates 492 parking spaces and only 372 spaces would typically be
required. Does in fact the development need all the parking that is proposed?
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Variance/Waivers:
1. Reduced side and rear and setback along the east west and south property lines.
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�j Public Works:
1. 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. Site grading, and drainage plans
3 will need to be submitted and approved prior to the start of construction.
2. Prepare a letter of pending development addressing street lights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
r 1813 (Steve Philpott) for more information regarding street light requirements.
3. Driveway width does not meet the access and circulation requirements of Sections
.� 30-43 and 31-210. The width of driveway must not exceed 36 feet. The location of
the driveway across from a collector street that may someday meet signal warrants
is also a concern. A meeting with Public Works staff is suggested.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available, not adversely affected. Capacity contribution analysis
required. Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. A Capital Investment Charge based on the
size of the meter connection(s) will apply to this project in addition to normal charges.
This fee will apply to all meter connections including any metered connections off the
private fire system. The facilities on -site will be private. When meters are planned off
private lines, private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer, licensed to
practice in the State of Arkansas. Execution of Customer Owned Line Agreement is
required. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense. This
development will have minor impact on existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection. Contact
Central Arkansas Water at 992-2438 for additional details.
Fire Departmen : Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
Plannina Division: No comment.
Landscape_: The required full averag
e
A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required along the eastern, western
and southern perimeters abutting single-family properties.
An irrigation system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide landscape plans
stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree -covered site. Extra credit toward fulfilling landscaping,
requirements can be given when properly preserving trees of six (6) inch caliper or
larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the
additional information as noted above) to staff on Wednesday, October 1, 2003.
October 16, 2003
ITEM NO.: 1 FILE NO.: S-867-CCCCC
NAME: The Reserve at Chenal Valley Apartments Subdivision Site Plan Review
LOCATION: Tract 75A, Chenal Valley Subdivision, south of Rahling Road
DEVELOPER:
The Reserve at Chenal Valley Apartments, LLC
7570 Madison Road
Madison, MS 39110
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223-9187
AREA: 16.78 acres
CURRENT ZONING
PLANNING DISTRICT
NUMBER OF LOTS: 1 FT. NEW STREET: 0
MF-18, Multi -family 18 units per acre
19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. Reduced building setback on the east and south property lines.
2. A variance to allow the clearing of the required land use buffer along the east
property line.
A. PROPOSAL:
The applicant proposes the construction of 19-buildings containing 248 units of
multi -family housing on this 16.78-acre site. The proposal includes the buildings
to be two and three story with a maximum building height of 35-feet. There will
be 72-1 bedroom units, 120-2 bedroom units and 56-3 bedroom units. All the
October 16, 2003
SUBDIVISION
ITEM NO.: 1 (C
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FILE NO.: S-867-CCCCC
units will have 9-foot ceilings and ceramic tile entryways and kitchen flooring.
Exterior construction will be of frame structure with hardi-plank and brick exterior.
The proposed density of the development is 14.77 units per acre.
Each building will be constructed around outdoor landscaped common areas,
concentrating on easy access to outside amenities and parking. Common area
amenities include volleyball court, lighted tennis court, swimming pool with
decorative fountains and accent lighting, abundantly landscaped outside cabana
with fireplace and Jacuzzi, fitness center, 24-hour business center, indoor
children's play room, walking natural trail limited access gate system and
clubhouse.
The applicant is requesting a reduced setback along the east and south property
line for the proposed development.
EXISTING CONDITIONS:
The site is a vacant wooded
east is zoned C-1 and 0-3
constructed a short distance
Carrington Park Apartments.
Further west of the site is
Development. The area to
residential uses.
site sloping from north to south. The area to the
and is also vacant. Champlin Drive has been
and the area zoned MF-18 has developed as the
The area to the west is also vacant and zoned 0-2.
The Villages at Chenal Planned Commercial
the north is wooded and vacant, zoned for non -
NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Chenal Ridge Property Owners Association was notified of the Public Hearing
along with all owners of property located within 200-feet of the site.
ENGINEERING COMMENTS:
Public Works:
1. 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. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
2. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
3. Driveway width does not meet the access and circulation requirements of
Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet.
The location of the driveway across from a collector street that may someday
meet signal warrants is also a concern. A meeting with Public Works staff is
suggested.
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October 16, 2003
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-CCCCC
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected. Capacity contribution
analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional
information.
Entergy: No comment received.
Center -Point Ener : Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge based
on the size of the meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all meter connections including any metered
connections off the private fire system. The facilities on -site will be private. When
meters are planned off private lines, private facilities shall be installed to Central
Arkansas Water's material and construction specifications and installation will be
inspected by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. The Little Rock Fire Department
needs to evaluate this site to determine whether additional public and/or private fire
hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense. This development will have minor impact on
existing water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. Contact Central Arkansas Water at 992-
2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: The required full average width of the eastern land use buffers
abutting single family residential properties is 48 feet. An average of 70% (33.6
feet) of this buffer is required to remain undisturbed. The plan submitted does
not fulfill this requirement.
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October 16, 2003
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-CCCCC
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen plantings, is required along the
eastern perimeter abutting single-family properties.
An irrigation system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this tree -covered site. Extra credit toward fulfilling landscaping,
requirements can be given when properly preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed development indicating the request was for a
subdivision site plan review. Staff noted there were areas in which the required
building setbacks and buffers were not being met. Staff also stated all buildings
should be separated by a minimum of 10-feet. Staff requested the applicant
include the bedroom mix in the general notes section of the site plan.
There was a general discussion concerning the trash compactor and the
indicated location. Staff noted persons living near the front of the complex would
have to travel a great distance to deposit their garbage. Staff suggested the
applicant consider placing two trash collection locations on the site.
Public Works comments were addressed. Staff stated there were concerns with
the location of the driveway. Staff requested the applicant meet with staff
independently to determine the most desirable location for the driveway.
Landscaping comments were addressed. It was determined only a small portion
of the eastern perimeter would require buffering. Staff noted the zoning along
the western perimeter was zoned 0-2 which would not require buffering by this
development. Staff noted the screening requirements and the requirement of an
irrigation system to water landscaped area.
Staff noted the development did not have any emergency exit. Mr. White stated
the driveway was split and the Fire Department had been allowing this
arrangement as the secondary entrance.
Staff noted comments from the Fire Department, Central Arkansas Water and the
Little Rock Wastewater department. Mr. White stated he would contact these
agencies individually for further clarification.
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October 16, 2003
SUBDIVISION
ITEM NO.: 1(Cont.)FILE NO.: S-867-CCCCC
There was no further discussion of the item; the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at
the September 25, 2003 Subdivision Committee meeting. The applicant has
dimensioned all building setbacks, provided details of proposed signage and
fencing. The applicant has indicated signage will comply with signage allowed in
multi -family zones or a maximum of six feet in height and twenty-four square feet
in sign area. The applicant has also indicated fencing will be vertical picket
square steel tube with horizontal runners. The proposed fence will be a
maximum of six feet in height. There are two locations in which the building
does not meet the required building setback. In one location along the eastern
property line the proposed building setback is 34.95 feet and along the south
property line the maintenance building is proposed at 27-feet. Staff feels these
setbacks are acceptable. The proposed building height is 35-feet on the
apartment buildings and the maintenance building is proposed as a single -story
building.
The applicant has met with Public Works staff concerning the driveway location.
Staff is agreeable to the driveway location but is requesting the applicant design
the driveway to match the street design across Rahling Road. There is sufficient
area for the drive to be designed as development becomes more immediate.
The applicant is proposing the development to be a gated community. There are
two sets of gates on the site. The gates will be designed with a center isle
allowing the entering and exiting traffic to be separated. The drive lanes are
proposed at 23-feet and the divided arrangement is acceptable to the Fire
Department by allowing access to the development if a car were stalled in the
drive lane.
The proposed site plan indicated 492 parking spaces. The typical minimum
parking requirement for a multi -family development would be one and one-half
spaces per unit. The development includes 248 units resulting in a typical
minimum -parking requirement of 372 spaces. The proposed parking is more
than adequate to meet the typical minimum parking demand.
The applicant has proposed a trash compactor on the site. There is only one
location for collection proposed. The applicant has indicated the compactor will
be placed in a well and a solid brick fence installed above grade for safety.
The applicant is requesting a reduced land use buffer along the eastern
perimeter where the site abuts single-family zoned property. The required buffer
in this area of 33.6 feet is to remain undisturbed. The applicant has requested a
variance to allow the buffer area to be disturbed and to eliminate the required
buffer in this area. The required buffer in this area is adjacent to the R-2 zoned
property. Staff feels although zoned residentially it is very unlikely the area will
develop as residential. Staff is supportive of the request to eliminate the land use
buffer in this area.
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October 16, 2003
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-CCCCC
To staff's knowledge there are no other outstanding issues associated with the
proposed request. The proposed development is zoned MF-18 and the
proposed density is 14.77 units per acres. Staff feels the proposed development
should have minimal to no adverse impact on the surrounding area if constructed
as proposed.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the staff report.
Staff recommends approval of the requested variance to allow a reduced setback
along the east and south property line.
Staff recommends approval of the requested variance to allow the clearing of the
required land use buffer along the eastern perimeter.
PLANNING COMMISSION ACTION:
(OCTOBER 16, 2003)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there were no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
of the request subject to compliance with the conditions outlined in paragraphs D, E and
F of the above report.
Staff also recommended approval of the requested variance to allow a reduced setback
along the east and south property line.
Staff presented a recommendation of approval of the requested variance to allow the
clearing of the required land use buffer along the eastern perimeter.
There was no further discussion of the item. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
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