HomeMy WebLinkAboutS-0867-FFFFFFFF Staff AnalysisITEM NO.: 1.
S-867-FFFFFFFFF
NAME: Homestead Estates of Chenal Valley Site Plan Review and Preliminary Plat
LOCATION: located approximately 2,000 feet east of the intersection of Kirk and Rahling
Roads on the south side of Rahling Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development
including the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than September 7, 2016. The Office of Planning and
Development must receive the proof of notice no later than September 16, 2016.
2. The approval of the zoning states all developments re subject to Chenal Valley
Architectural Control Committee Review and approval. Provide the approval letter from
the Chenal Valley Architectural Review Committee.
3. Setbacks are to be equal to the height of the building. The setback indicated along the
northeastern perimeter is indicated at 19-feet.
4. Signage allowed in multi -family zones is a maximum of 6-feet in height and a maximum of
24 square feet in area.
5. Provide the proposed building height. Provide the number of stories proposed for the new
building.
6. Provide the proposed elevations for the new buildings.
7. Provide details of any proposed fencing, walls the purpose of these elements. Provide
the construction materials, total height and location.
8. Will the development be constructed in multiple phases? If so note the proposed phasing
plan on the site plan.
9. All site lighting is to be low level and directional, directed downward and into the site.
10. Provide the quantitative data including the parcel size, types and number of permitted
uses and floor areas according for each of the uses proposed.
11. Provide the compactor service hours. Staff recommends the hours be limited to 7 am to 6
pm Monday through Friday.
Variance/Waivers
blic Works Conditions:
1. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Rahling Road including 5-foot sidewalks with the
planned development. The street improvements are under construction.
2. Sidewalks with appropriate handicap ramps are required to be constructed on both sides
of the private commercial street (shared access easement) in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
3. Street names and street naming conventions must be approved by Public Works. Contact
Glenn Haley at 501.371.4537.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance be requested to advance grade future phases with
construction of Phase 1?
5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Are variances being
requested for wall heights and slopes?
7. Stormwater detention ordinance applies to this property. Does the existing regional
detention pond provide detention for this development?
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
9. Street Improvement plans shall include signage and striping. Public Works must approve
completed plans prior to construction.
10.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Greg Simmons, Traffic Engineering, 501.379.1813,
gsimmons@littlerock.org, for more information.
11. Traffic signal will not be placed into operation until at least one (1) of the signal warrants is
satisfied using measured traffic volumes at the intersection.
12. 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.
13. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
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, 501.371.4646 or mglasgow@littlerock.org for more
information.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer service
is required for this project. Capacity fee analysis required. Contact Little Rock Wastewater
for additional information.
Entergy: Entergy does not object to this proposal. A three phase, underground power line
exists on the south side Rahling Road to the west of this proposed development. There do
not appear to be any conflicts with existing facilities. Contact Entergy in advance to discuss
future service requirements and new facilities locations as this project proceeds.
Centerpoint En er : No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. 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.
3. 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 Health Engineering Division and the
Little Rock Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
6. The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water requires
that upon installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated
with a double detector check valve assembly. If additives are used, a reduced pressure
zone back flow preventer shall be required.
Fire Department: Maintain access.
1. 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.
2. 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.
3. 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.
4. 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.
a. 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.
b. 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.
c. 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.
d. 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.
5. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by one
person.
d. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by the fire code
official
h. Electric gate operators, where provided, shall be listed in accordance with UL
325.
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
6. 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.
a. 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.
7. 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.
8. 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
(Jason Lowder 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.
Countv Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is on our long range
plans. One concern with the design plan presented is no pedestrian access through the main
gate to the street. Sidewalks should be maintained along the entire street front of the
development. We also feel the dedicated right hand turn lane and merge lane are
unnecessary for this location. The roadway is two wide lanes, traffic low volume. Excessively
wide intersections prohibit pedestrian movement, bicycle infrastructure and transit operations.
Preinstalling curb cuts for speculative development seems an unnecessary expense and
provides more barriers for pedestrian infrastructure. We suggest these alterations be
incorporated into the plans which will provide for future multi -modal opportunities to residents.
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(5).littlerock.om or Mark Alderfer at 501.371.4875; malderfer - littlerock.org.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires
foundations meet the following Sections of the Code. If the foundation cannot be verified by
the building official at the time of the footing inspection the building official may require
verification the foundation meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall
extend above the elevation of the street gutter at point of discharge or the inlet of an
approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are
permitted, subject to the approval of the building official. The building official is permitted to
require an investigation and recommendation of a qualified engineer to demonstrate that the
intent of this Section has been satisfied. Such an investigation shall include consideration of
materials, height of slope, slope gradient, load intensity and erosion characteristics of slope
material.
Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. 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
properties to south and east are zoned R-2, Single-family the property to the west is
zoned OS, Open Space. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City, Section 15-81.
3. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property or the right-of-way of any street. One (1) tree and three (3) shrubs
or vines shall be planted for every thirty (30) linear feet of perimeter planting strip.
4. 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.
5. 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.
6. An irrigation system shall be required for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
Revised plat/Plam. Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, September 7, 2016.
September 22, 2016
ITEM NO.: 1 FILE NO.: 5-867-FFFFFFFF
NAME: Homestead Estates of Chenal Valley Site Plan Review and Preliminary Plat
LOCATION: Located approximately 2,000 feet east of the intersection of Kirk and
Rahling Roads on the south side of Rahling Road
DEVELOPER:
Heritage Properties, Inc.
116 One Madison Place, Suite 2100
Madison, MS 39110
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 20.24 acres NUMBER OF LOTS: 1
WARD: 5 PLANNING DISTRICT: 19 - Chenal
CURRENT ZONING
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.09
MF-12, Multi -family 12 units per acre
VARIANCE/WAIVERS: Variances to allow an increase in the proposed sign area, to
allow a reduced building setback, to allow a reduced land use buffer and to allow an
increased slope exceeding 3:1.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The plan consists of 24-two story apartment buildings, maintenance building,
trash compactor and club house/administrative building. The project fronts on
Rahling Road and all access will be from Rahling Road. All units will have
individual enclosed garages with entry to the apartment unit from the garage.
The majority of the garages will be for single vehicles; others will accommodate
two (2) vehicles.
The entrance drive from Rahling Road will be shared with a future drive planned
within the commercially zoned area adjacent to this development. The trash
compactor will be set into the terrain and will be fully screened from Rahling
Road, the entrance drive to the project and the future shared driveway.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFFF
A schedule of the various types of units is shown on the plan for informational
purposes. All parking lot lighting will be low level and directed down towards the
site. Exterior materials will be a mixture of brick, stone, stucco and masonry
board siding.
B. EXISTING CONDITIONS:
The property was recently cleared of trees and retaining walls installed. There is
undeveloped R-2, Single-family zoned property to the east and south of this site.
There is OS, Open Space zoned property to the west and C-1, Neighborhood
Commercial zoned property to the north. There are single-family homes located
to the east and northeast within the Villages of Wellington Subdivision, the Belle
Pointe Subdivision and the Pebble Beach Subdivision. Across Rahling Road to
the west and northwest is OS, Open Space zoned property with undeveloped
R-2, Single-family zoned property further to the west and northwest.
The widening of Rahling Road is currently underway. The Little Rock Planning
Commission an advanced grading request for 50-acres which included this
property in 2014 (June 12, 2014) to allow the clearing of this site. The grading
request intended to limit the amount of hauling of materials from this site at the
time of development. The materials were to be used on site but also portions of
the materials excavated were to be used in the widening of Rahling Road.
In addition, the applicant proposed the construction of regional detention for
the area.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a registered neighborhood association located within this
area.
D. ENGINEERING COMMEN
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Rahling Road
including 5-foot sidewalks with the planned development. The street
improvements are under construction.
2. Sidewalks with appropriate handicap ramps are required to be constructed
on both sides of the private commercial street (shared access easement) in
accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
2
September 22, 2016
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-FFFFFFFF
3. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371.4537.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is a variance be
requested to advance grade future phases with construction of Phase 1?
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Are
variances being requested for wall heights and slopes?
7. Stormwater detention ordinance applies to this property. Does the existing
regional detention pond provide detention for this development?
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, 501.379.1813, gsimmons@littlerock.org, for more information.
11. Traffic signal will be placed in operation per a signed agreement between
Deltic Timber and the City of Little Rock.
12. 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.
13. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
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,
501.371.4646 or mglasgow@littlerock.org for more information.
3
September 22, 2016
SUBDIVISION
ITEM NO.: 1 Cont.) FILE NO.: S-867-FFFFFFFF
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for this project. Capacity fee analysis required.
Contact Little Rock Wastewater for additional information.
Entergy: Entergy does not object to this proposal. A three phase, underground
power line exists on the south side Rahling Road to the west of this proposed
development. There do not appear to be any conflicts with existing facilities.
Contact Entergy in advance to discuss future service requirements and new
facilities locations as this project proceeds.
Centerpoint Energy: No comment received
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. 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 Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
12
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Co
FILE NO.: S-867-FFFFFFFF
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Maintain access.
1. 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.
2. 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.
3. 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.
4. 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.
a. 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.
5
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFFF
b. 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.
c. 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.
d. 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.
5. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
6. Multi -Family Residential Developments. As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
L
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
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.
a. 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.
7. 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.
8. 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 (Jason Lowder 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.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is on our
long range plans. One concern with the design plan presented is no pedestrian
access through the main gate to the street. Sidewalks should be maintained
along the entire street front of the development. We also feel the dedicated right
hand turn lane and merge lane are unnecessary for this location. The roadway is
two wide lanes, traffic low volume. Excessively wide intersections prohibit
pedestrian movement, bicycle infrastructure and transit operations. Preinstalling
curb cuts for speculative development seems an unnecessary expense and
provides more barriers for pedestrian infrastructure. We suggest these alterations
be incorporated into the plans which will provide for future multi -modal
opportunities to residents.
F. ISSUESJECHNICAUDESIGN:
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:
7
September 22, 2016
SUBDIVISION
ITEM NO.: 1 Cont.) FILE NO.: S-867-FFFFFFFF
Curtis Richey at 501.371.4724; crichey(7a,.littlerock.orct or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family
dwellings requires foundations meet the following Sections of the Code. If the
foundation cannot be verified by the building official at the time of the footing
inspection the building official may require verification the foundation meets the
required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. 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 properties to south and east are zoned R-2, Single-family the
property to the west is zoned OS, Open Space. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line
side of the buffer. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the City, Section 15-81.
3. A perimeter planting strip is required along any side of a vehicular
use area that abuts adjoining property or the right-of-way of any street. One
(1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter planting strip.
E
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
4. 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.
5. 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.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. Daters
provide the building heights, building elevations, hours of compactor service and
details of any proposed fences or walls.
Public Works comments were addressed. Staff stated construction of street
improvements to Rahling Road including a 5-foot sidewalk were required with the
proposed development. Staff stated street names and street naming
conventions were to be approved by Public Works staff. Staff stated a grading
permit was required to be approved prior to any additional grading of the site.
Staff questioned if the development would be completed in phases and if the
request included an advanced grading request from the City's Land Alteration
Ordinance.
Landscaping comments were addressed. Staff stated a land use buffer of
six (6) percent of the average width/depth of the property was required adjacent
to the property to the south, east and west where the property was zoned
Single-family or Open Space. Staff stated interior landscaping was required per
�'7
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.. S-867-FFFFFFFF
the City's Landscape Ordinance requirements. Staff stated an irrigation system
was required to water all landscaped areas on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised site plan to staff addressing most of the
technical issues associated with the request raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided the maximum
building height, the hours of compactor service, the proposed building elevations
and details of the proposed fencing. The development will be constructed in a
single phase. The request includes a variance from the Land Alteration
Ordinance to allow increased slopes exceeding the typical ordinance standard
of 3:1.
The maximum building height allowed in the MF-12 zoning district is 35-feet. The
exterior yard setback per the MF-12 zoning district is to be 25-feet on all yards
which abut a dedicated public street. Interior yards or yards which abut interior
property lines or any lot of record shall have a depth equal to the height of any
proposed building or structure. Detached separation between buildings is to be a
distance of not less than ten (10) feet.
The site plan indicates the maximum building height to the ridge line is 32-feet.
The height to the eve is 22-feet. The height as measured by the City of Little
Rock Zoning Ordinance, is the vertical distance as measured through the central
axis of the building from the elevation of the lowest finished floor level to the
highest point of ceiling of the top story in the case of a flat roof, to the deck line of
a mansard roof, and to the mean height level between the eaves and ridge of a
gable, hip or a gambrel roof. This definition shall not be deemed to include
church steeples, bell towers, antennas, chimneys, or other similar structural
embellishments. The height proposed is 27-feet.The request includes a variance
to allow buildings #21 and #24 to be located nearer the property line than the
height of the building. The applicant has indicated the porch projection setback
proposed along the property line is 15-feet.
The plan is proposed with 24-two story apartment buildings, maintenance
building, trash compactor and club house/administrative building. The site
contains 20.24 acres and is proposed with 240 units of multi -family housing. The
lot area per family per the MF-12 zoning district is to be 3,600 square feet.
liU11
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFFF
Based on 240 units the minimum lot area is 19.84 acres. The development
includes 20.24 acres. The development is proposed with a density of 11.86 units
per acre.
A monument sign will be constructed as shown on the plans. The sign is
proposed with a decorative pedestal and columns. Signage allowed in
multi -family zones include the placement of a single ground sign limited to
six (6) feet in height and not to exceed twenty-four (24) square feet in sign area.
The zoning ordinance states the sign area is an area enclosed by
ne (1) continuous line connecting the extreme points or edges of a sign. The area
is determined using the largest sign area or silhouette visible at any one (1) time
from any one (1) point. This area does not include the main supporting sign
structure but all other ornamental attachments, inner connecting links, etc., which
are not a part of the main supports of the sign, are to be included in determining
sign area. Based on the City's determination of sign area the sign will exceed
the typically allowed in multi -family zones. The sign panel identifying the
development will not exceed twenty-four (24) square feet in sign area.
The plan includes the placement of 48 units with 1 bedroom and 1 bath
containing 863 net square feet, 24 units with 2 bedroom 2 bath containing
972 net square feet, 24 units with 2 bedroom and 2 bath containing 1,090 net
square feet, 48 units with 2 bedroom 2 bath containing 1,149 net square feet,
14 units with 2 bedroom 2 bath containing 1,407 net square feet, 14 units with
2 bedroom 2 bath containing 1,516 net square feet, 34 units with 3 bedroom
3 bath containing 1,569 net square feet and 34 units with 3 bedroom 3 bath
containing 1,706 net square feet. (Net area is computed to include square
footage from exterior face of all exterior frame walls that enclose A/C space. It
does not include patios, balconies, patio/balcony storage.)
All units will have individual enclosed garages with entry to the apartment unit
from the garage. The majority of the garages are proposed for single vehicles
with some of the garages proposed to accommodate two (2) vehicles. The site
plan indicates the placement of 475 parking spaces. There are 288 garage
parking spaces and 187 surface parking. Parking required to serve a multi -family
development per the zoning ordinance is based on one (1) and one-half
('/2) parking spaces per unit. 240-units would typically require the placement of
360 parking spaces.
The project fronts on Rahling Road and all access is proposed from Rahling
Road. The main entrance drive from Rahling Road will be shared with a future
drive planned within the commercially zoned property adjacent to this
development. Secondary access is proposed along the northern portion of the
site which will also provide secondary access to the future commercial areas.
The secondary access exceeds the grade typically allowed per the ordinance.
11
September 22, 2016
SUBDIVISIO
ITEM NO.: 1 (Co
FILE NO.: S-867-FFFFFFFF
The ordinance states grades can be exceeded provided the Fire Chief approves
the grade. Staff recommends fire department approval be required prior to
construction of the secondary access road as indicated on the plan.
The trash compactor will be set into the terrain and will be fully screened from
Rahling Road, the entrance drive to the project and the future shared driveway.
The hours of compactor service will be limited to daylight hours or from 7 am to 6
pm Monday through Friday.
The applicant is seeking a variance from the required land use buffer
requirements along the northern and northeastern portion of the development.
The applicant states the buffer in this area will be graded and then landscaped.
The applicant is the adjacent property owner and states the future development
plans of the adjacent property include a buffer of 50 - 100 feet from the boundary
of this project. For the most part any required land use buffer was eliminated
with the previous grading.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi -phase development, has not been completed within
three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant's request. The request is for approval of a
subdivision, multiple building, site plan review. Although there are variances
associated with the development of this site staff does not feel the requested
variances will adversely impact this development or the adjoining property. Staff
feels the development of the site as proposed by the applicant is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance requests to allow a reduced land use
buffer, to allow a reduced building setback and to allow an increase in size of the
proposed entry sign.
Staff recommends prior to construction the applicant secure approval from the
Fire Chief for the increased grade of the proposed secondary access road.
12
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFFF
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow increased slopes exceeding the typical ordinance standard
of 3:1.
PLANNING COMMISSION ACTION:
(SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
requests to allow a reduced land use buffer, to allow a reduced building setback and to
allow an increase in size of the proposed entry sign. Staff presented a recommendation
that prior to construction the applicant secure approval from the Fire Chief for the
increased grade of the proposed secondary access road. Staff presented a
recommendation of approval of the variance request from the Land Alteration Ordinance
to allow increased slopes exceeding the typical ordinance standard of 3:1. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
13