HomeMy WebLinkAboutS-0867-EEEEEEEEE Staff AnalysisNovember 21, 2019
ITEM NO.: 2 FILE NO.: S-867-E 9
NAME: The Blake at Chenal Valley Site Plan Review
LOCATION: East of Rahling Road between Kirk Road and Pebble Beach Drive
The Blake at Chenal Valley, LLC
4266 1-55 North, Suite 108
Jackson, MS 39211
OWNER/AUTHORIZED AGENT:
Estates of Chenal Valley, LLC./Owner
Rob Zahurak, P.E./Agent
SURVEYOR/ENGINEER:
Hoyt+Berenyi, LLC/Engineer
AREA: 17.29 acres
WARD: 5
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
VARIANCE/WAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 19
MF-12
NEW STREET: 0 LF
CENSUS TRACT: 42.19
Multifamily Residential of up to 12 units per acre
M F-12
Housing for the Elderly
1. Slopes exceeding 3:1
2. Sidewalk on one side of proposed private street
3. Retaining wall greater than 200 feet with no offset
November 21, 2019
SUBDIVISION
ITEM NO.: 2 [Cont.] FILE NO.: 5-867-E 9
BACKGROUND:
The subject property is part of the Chenal Valley master -planned development.
The current MF-12 zoning was approved by the Board of Directors in 2012 when the
western portion of the property was rezoned from MF-18 and the eastern portion was
rezoned from R-2.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The Blake at Chenal Valley is proposed to be housing for the elderly at 12 units
per acre. The proposed structures entail a large main building of 115 beds with
2 courtyards and dining facilities, 21 cottages dispersed throughout the property,
as well as a centrally located clubhouse.
B. EXISTING CONDITIONS:
The site is undeveloped and has been cleared with some preliminary site work
completed.
This portion of Rahling Road is largely undeveloped. The nearest development
would be an apartment complex to the southwest and a single-family residential
neighborhood northeast of the intersection with Pebble Beach Drive.
Additional single-family residential neighborhoods are situated generally
northeast, east, and south of the site.
The property immediately to the east is zoned for neighborhood commercial uses
and remains undeveloped.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Chenal Ridge and
Village of Wellington neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. What is the purpose of the future access easement Inst. #2017001120?
2. Private streets are to be built to public street standards. The proposed 36 ft.
wide private commercial street should be constructed to a commercial
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: 5-867-E 9
street standard in accordance with the Master Street Plan with sidewalk on
both sides.
3. Staff has had discussions with Deltic Potlatch about installing the remaining
Rahling Road intersection signal improvements for the signal to be
functioning with the opening of this facility.
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 construction of the development
planned to be phased? If so, is a variance being requested to advance grade
future phases with the construction of Phase 1?
5. Prior to construction of retaining walls, a 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.
6. Per the Land Alteration Regulations, a variance if required to be obtained for
slopes exceeding 3:1. The grading plan shows slopes that do exceed 3:1.
7. Storm water detention ordinance applies to this property. Does the existing
pond south of the future private commercial street provide detention for this
development? Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or property owner's
association.
8. 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.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. Street lights are required by Section 31-403 of the LR code to be installed.
Provide plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic Engr.
379-1813 (Greg Simmons) for more info.
11. Drainage pipe size and capacity are not reviewed for applications presented
to the Planning Commission. Pipe sizes, capacity and drainage specifics will
be reviewed at time of issuance of grading permit and building permit.
12. Per Sec. 29-190 of the Land Alteration Regulations, no more than 200 ft. of
terrace or retaining wall can be in a straight line and a minimum of a 10 ft.
curbed section, jog, or offset is required for each additional 200 ft. of terrace
or retaining wall. A variance must be requested for retaining walls that
exceed 200 ft. in a straight line without curbed sections, jogs, or offsets.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.] FILE NO.: S-867-E(9
13. 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.
14. 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.
15. Are City garbage collection services requested for collection from the patio
homes? If so, each unit should have a separate water meter with special
pickup locations determined by City staff that will become a condition of
approval. No residential waste collection service will be provided on private
streets unless the property owners association provides a waiver of damage
claims for operations on private property.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Autho
Sewer main extension required with easements if new sewer service is required
for this project. FOG analysis required iffoodservice on site. Capacity Fee Analysis
Required.
Entergy
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. This is an underground area that
does not have three-phase along Rahling Road. A primary loop (including
switchgear) will need to be created from either Kirk or Pebble Beach roads to
supply this development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy- No comment.
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.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E 9
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 Little Rock Fire Department is required.
A water main extension will be needed to provide water service to this property
with an easement.
A Capital Investment Charge based on the size of water main line and 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.
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
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) 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 CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
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.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: 5-867-E 9
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.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.. S-867-E{9
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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November 21, 2019
UBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-867-E 9
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
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.
County Pianning: No comment received-
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey o- littlerock.gov or
Steve Crain at 501-371-4875; scrain littlerock. ov.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
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November 21, 2019
SUBDIVISION
M NO.: 2 lCont.
FILE NO.: S-867-
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
3. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
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). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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. Land use buffers are to be maintained adjacent to the R-2 zoned properties.
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. A minimum of seventy (70) percent of
the land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. In addition to the required screening, buffers are to
be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
6. 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. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Plannino Division: No comment.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-867-E 9
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item to the committee.
Planning comments included whether the project was to be phased or not. Also,
if the independent living cottages were to be rental or ownership. It was noted the
site plan showed some of the detached cottages did not have a separation of
10 feet as required by the zoning code. Lastly, Planning requested information on
any proposed signage for the development.
Public Works commented the proposed access drive should be constructed to
commercial street standard with a sidewalk on both sides. It was also stated there
have been discussions with DelticPotlatch about completing the installation of the
traffic signal improvements with the traffic signal to be functioning with the
opening of the proposed development. The grading plan shows proposed slopes
exceeding a 3:1 ratio. A variance to the Land Alteration Regulations is necessary
to grade the site with slopes greater than 3:1. The proposed retaining walls exceed
200 feet of a straight line run. A minimum of a 10 feet of curved section, jog, or
offset is required for each additional 200 feet of retaining wall length. A variance
may be requested. Public Works also asked if City garbage collection would be
requested for the cottages.
The Landscape comments were noted, and it was stated revisions have already
been submitted by the project landscape architect to address many of the
comments.
The applicant was informed responses were to be received by November 6, 2019.
The committee forwarded the item to the full commission.
ANALYSIS:
The applicant submitted responses to the staff comments
The independent living cottages are to be leased to residents. There will be one
single owner for the development.
Construction will completed in a single phase; however, separate certificates of
occupancy will be requested for the cottages as they are completed.
The building separation of 10 feet is met, as the perceived encroachments are
uncovered patios.
A detailed signage plan will be submitted during the permitting phase. Signage
will comply with the MF-12 zoning allowances.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: 5-867-E 9
Regarding the retaining wall offsets, the applicant is seeking a variance to not
provide any offset. The retaining wall facing toward Rahling Road would be sited
between 450 and 630-feet from Rahling Road and is the only wall visible from the
public right-of-way. It is anticipated the development of the property situated
between Rahling Road and this proposed development will also serve to screen
the retaining wall from the public view. At this time, the applicant proposes to
place buffer plantings across the frontage to break up the linear perception of the
wall. The wall on the east side of the property would not be visible from any public
right-of-way. The visual impact is also proposed to be mitigated by landscaping.
The grading plan has been revised to satisfy the 3:1 slope requirement; however,
slopes on the western side of the access drive remain at 2.5:1 for a limited portion
of the road. This ratio is the maximum slope recommended in the geotechnical
report. The corridor for the road is narrow and the proposed access drive has a
consistent 5% grade for ease of accessibility. This in turn sets the grades between
the adjoining and existing detention pond. In order to tie into the existing grades
on the western portion of the access drive, slopes of 2.5:1 are required. These
slopes are easily stabilized and the current plan would use geotextile fabric in the
stabilization.
A sidewalk has been added to the eastern portion of the access drive. The
applicant believes a sidewalk on the western side would provide little to no
functional value, as the retention pond would be near a portion of it and no
development would be constructed on that side. The proposed sidewalk would
provide pedestrian access between the Blake and Rahling Road, as well as to any
commercial development which may be constructed to the east of the access drive.
An additional comment from Public Works requested information on a future
access easement shown on the site plan. The easement would provide access to
the abutting property for future commercial development. This easement may be
modified as required by the development specifics.
The applicant has engaged in additional discussions regarding the installation and
activation of the traffic signal improvements to be completed by DelticPotlatch prior
to the opening of this development.
As the project is a single phase, no advanced grading permit is necessary.
An engineer's certification will be submitted for the design of the retaining walls.
As -built documentation will also be provided.
Stormwater detention would be provided through the existing pond to the south of
the property. Maintenance would be the responsibility of the property owner's
association as per already recorded easements.
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November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
A lighting plan will be prepared and coordinated with Public Works for approval.
Garbage collection for the cottages is intended to be by the City and would include
curb side recycling. The owner shall encourage participation in the recycling
program. The owner would also agree to a waiver of damage claims for operations
on private property.
Public Works staff recommends approval of the variance to allow slopes to exceed
a 3:1 ratio. The maximum slope of 2.5:1 may be allowed in the area west of the
proposed access drive adjacent to the existing detention pond. Geotextile fabric
or love grass should be installed on all slopes in excess of 3:1.
Public Works staff also recommends approval of the variance to construct sidewalk
on only the east side of the access drive, as development is not foreseen on the
west side.
The City of Little Rock will provide garbage collection at a flat fee with a single
invoice to the owner of the proposed units without any consideration of current
occupancy of the units. 90 gallon waste containers will be provided for each unit.
All collection would be in the rear alley on one side only. As stated above, a
damage waiver will be required to be provided to the City by the owner prior to the
commencement of collection. Routes will be determined prior to occupancy.
Staff recommends approval of the variance to allow the retaining walls as proposed
and without any offset. The distance from any public rights -of -way and the
proposed landscaping will serve to provide the aesthetic enhancement intended
by the requirement.
STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION:
(NOVEMBER 21, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as 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.
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