HomeMy WebLinkAboutS-0867-Z-8 Staff AnalysisITEM NO.:3.
NAME: Fitzroy Promenade Subdivision Site Plan review
File No. S-867-Z (8)
LOCATION: NE corner of Rahling Road and St. Vincent Way
Plannina Staff Comments:
1. Provide notification of the (abuttin ro ertowners/propertv owners within 200-feet of the
site) including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than April 10, 2019. The Office of Planning
and Development must receive the proof of notice no later than April 19, 2019.
2. Provide typical building elevations.
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4. Provide analysis of number of units by number of bedrooms per unit.
5. Correct building tabulation chart. Appears to be incomplete.
6. Locate and describe any proposed fencing and gates.
7. Describe pavement materials to be used for drives and parking areas.
8. Locate dumpster and recycling facilities and describe screening materials.
9. Provide signage plan. Locate and describe all proposed site lighting. Should be low-level
and directional, shielded downward and into the site.
10. Provide a phasing plan and indicate such on the proposed plan.
11. Provide total building coverage, both principal and accessory, in square feet.
12. Provide building coverage, pavement coverage and green space as percentage of lot.
13, Is there a pool area/common area? If so; indicate and describe.
Variance/Waivers:
1. Advance grading variance to allow grading of entire site with 1st phase.
2. 50 foot building height to top of parapet wall.
Engineering Comments:
Public Works Conditions
1. Sidewalks with appropriate handicap ramps are required along St. Vincent Way in
accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and
not in compliance with ADA recommendations in the public right-of-way prior to
occupancy.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any
land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade future phases with
construction of Phase 1 ?
ITEM NO.: 3
File No. S-867-Z (8)
4. Storm water detention ordinance applies to this property. Show the proposed location
for stormwater detention facilities on the plan. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the developer and/or land
owner.
5. 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.
6. Driveway widths do not meet the traffic access and circulation requirements of Sections
30-43 and 31-210. The width of driveway must not exceed 36 feet. The driveway maybe
wider to conform with Fire Code. The proposed median should be extended to 10 ft from the
pedestrian crossing adjacent to Rahling Road.
7. Hauling of fill material on or off site over municipal streets and roads requires approval
prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621
S. Broadway, (501) 379-1805 (Travis Herbner) for more information.
8. If gates and fencing is proposed show location on plan. Sight distance is a concern on
the fence location.
9. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
10. Submit a Traffic Impact Study for the proposed project. Study should address trip
generation and trip distribution for the development and also should take into account
existing and projected traffic growth. The study has been submitted and is under review.
11. 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.
12. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
13. 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.
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.
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority-,
Sewer Available to this site. Capacity Fee Analysis Required
Entergy:
Entergy does not object to this proposal. There do not appear to be any conflicts with existing
electrical utilities at this location. A three-phase underground power line already exists along
the west side of Rahling and the south side of St Vincent Way. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received.
i T EM N G.: 3
AT & T: No comments received.
Central Arkansas Water:
File tio. S-o67-Z (8)
All Central Arkansas Water requirements in effect at the time of request for water service must
be met.
The Little Rock Fire Department needs to evaluate this site to determine whether additional
public an" r private fire hydrailt(S) iviii be required. If additional fire hydrants) are required,
they will be installed at the Developer's expense.
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
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plans by the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required.
A Capital Investment Charge based on the size of meter connection(s) will apply to this project
in addition lI 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
Full Plan Review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant.
Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall
be 26 feet, exclusive of shoulders.
ITEM NO.3 File No. S-867-Z (8)
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent
in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions
of buildings hereafter constructed shall be accessible to fire department apparatus by way of
an approved fire apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at least 75,000
pounds.
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.
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.
ITEM NO.: 3 File No. S-867-' (8}
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. Cates, intended for automatic operation shall be designed, constructed and installed to
comply with requirements of ASTM F 2200.
Multi -Family Residential Developments
As per ?appendix D, Section D106,1 of the 2012 Arkansas Fire Prevention Code Vol. 1.
Projects having more than 100 dwelling units. Multiple -family residential projects having
more than 100 dwelling units shall be equipped throughout with two separate and approved
fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single approved fire
apparatus access road when all building, including nonresidential occupancies are equipped
throughout with approved automatic sprinkler systems installed in accordance with Section
903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1.
Projects having more than 200 dwelling units. Multiple -family residential projects having
more than 200 dwelling units shall be provided with two separate and approved fire apparatus
access roads regardless of whether they are equipped with an approved automatic sprinkler
system.
Fire 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 Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John
Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
Buildina Codes/Landscape:
Building:
Project requires a permit for the awnings. Awnings must meet snow and wind loads as per
2012 Arkansas Fire Prevention Code and must have design by a Structural Engineer licensed
in the State of Arkansas. Contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey ,littlerock.gov or Steve Crain at 501-371-4875. scrainCo),littlerock.gov
ITEM NO.: 3 File No. S-867-Z
Landscape.
Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway. This
strip shall be a minimum of nine (9) feet in width. Provide trees with an average linear
spacing of not less than thirty (30) feet within the perimeter planting strip. Provide
three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip.
3. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
4. Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These shall be provided at the
rate equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
5. An irrigation system shall be required for developments of one (1) acre or larger.
6. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Transportation/Planning:
Rock Region Metro: No comments received.
Planning Division: No comments
Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised
preliminary plat/plan (to include the additional information as noted above) to staff on or before
April 10, 2019. If you have any questions please contact Dana Carney, dcarney(g5 littlerock.,gov
or 501.371.6817 or Jamie Collins, collins Iittlerock. ov or 501.371.6818.
M
April 25, 2019
ITEM NO.: 3 FILE NO.: S
NAME: Fitzroy Promenade Subdivision Site Plan Review
LOCATION: Northeast corner of Rahling Road and St. Vincent Way
DEVELOPER:
True Blue Properties, LLC
P. O. Box 242840
Little rock, AR 72223
OWNER/AUTHORIZED AGENT:
True Blue Properties, LLC/owner
White-Daters and Associates/authorized agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
-Z
AREA: 9.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING. C-3, General Commercial District
VARIANCE/WAIVERS
1. Advance grading of the entire site with Phase I development.
2. Building height variance to allow a height to 50-feet to the top of the parapet wall.
BACKGROUND:
This tract is within an area designated and zoned for commercial under the original
Chenal Valley plan. On December 3, 2018, the Board of Directors passed Ordinance
No. 21,653 rezoning this tract from C-2 Shopping Center Commercial to C-3 General
Commercial.
April 25, 2019
SUBDIVISION
ITEM NO.: 3 [Cont.] FILE NO.: 5-867
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requested approval of a subdivision multi -building site plan review
for a four building, phased multi -family development. The project is proposed to
consist of 327 units and 528 parking spaces, 80 of which are covered. The C-3
zoning district permits multi -family as per the R-5 district. The R-5 district lot area
per family regulations state "Lots in excess of one acre shall provide 1,200 square
feet of land area per dwelling unit." This 9.9 acre tract permits a total of 362 units.
A single full -access driveway is located on the Rahling Road perimeter. An
exit -only driveway is located on the St. Vincent Way perimeter. A variance is
requested to allow advance grading of the overall site in conjunction with Phase I
development. A variance is also requested to allow a building height of 50 feet to
the top of the building parapet wall.C-3 permits a height of 35 feet.
B. EXISTING CONDITIONS:
The tract is undeveloped. A large, commercial shopping center is adjacent to the
east and north. Medical offices and undeveloped tracts are located to the south.
Uses to the west include a hotel, elderly housing projects and undeveloped tracts.
C. NEIGHBORHOOD COMMENTS
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Witry Court and Bascom Place Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Sidewalks with appropriate handicap ramps are required along St. Vincent
Way in accordance with Sec. 31-175 of the Little Rock Code and the Master
Street Plan.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases with construction of Phase 1?
4. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
6
April 25, 2019
SUBDIVISION
f1��iy,101I WWI* mo
FILE NO.: S-867-Z
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
5. 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.
6. Driveway widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The width of driveway must not exceed 36
feet. The driveway maybe wider to conform with Fire Code. The proposed
median should be extended to 10 ft from the pedestrian crossing adjacent to Rahling
Road.
7. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
8. If gates and fencing is proposed show location on plan. Sight distance is a
concern on the fence location.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
10. Submit a Traffic Impact Study for the proposed project. Study should address
trip generation and trip distribution for the development and also should take
into account existing and projected traffic growth. The study has been
submitted and is under review.
11. 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.
12. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
13. 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.
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.
M
April 25, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z 8
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. Capacity
Fee Analysis Required.
Entergy
Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. A three-phase underground power
line already exists along the west side of Rahling and the south side of St Vincent
Way. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint_Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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.
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 Little Rock Fire Department is required.
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.
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
0
April 25, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8
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. -
Full Plan Review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
5
April 25, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: 5-867-Z
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
[1
April 25, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.)_ _ FILE NO.: S-867-Z (8)
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including
nonresidential occupancies are equipped throughout with approved
automatic sprinkler systems installed in accordance with Section 903.3.1.1
or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project requires a permit for the awnings. Awnings must meet snow and wind
loads as per 2012 Arkansas Fire Prevention Code and must have design by a
Structural Engineer licensed in the State of Arkansas. Contact a commercial plans
examiner:
Curtis Richey at 501.371.4724; crichey(a�littlerock. or
Steve Crain at 501-371-4875. scrain - littlerock.gov
Landscape-
1 . Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be a minimum of nine (9) feet in width. Provide trees with an
average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet
of perimeter planting strip.
7
April 25, 2019
SUBDIVISION
ITEM NO.:
FILE NO.: S-867-Z
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half (7
1/2) feet in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
4. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before April 10, 2019. If you have any questions please
contact Dana Carney, dcarneyy@iittlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlervck.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019)
The applicant was present. Staff presented the item and noted there was a great
deal of additional information needed regarding the proposed development. The
applicant was advised to:
1. Provide typical building elevations.
2. Provide building height as defined by LR city code.
E:3
April 25, 2019
SUBDIVISION
ITEM NO.: 3(Cont.)FILE NO.: S-867-Z 8
3. Provide analysis of number of units by number of bedrooms per unit.
4. Correct the building tabulation chart as it appears to be incomplete.
5. Locate and describe any proposed fencing and gates.
6. Describe the material to be used for drives and parking areas.
7. Locate dumpster and recycling facilities and describe screening materials.
8. Provide a signage plan.
9. Locate and describe all site lighting.
10. Provide a phasing plan and indicate such on the site plan.
11. Provide total building coverage, both principal and accessory in square feet.
12. Provide building coverage, pavement coverage and green space as
percentage of lot.
13. Locate and pool area/common area.
Public Works comments were presented and discussed. Staff stated a traffic study
had been submitted and was being reviewed by staff. Staff again noted the need
to see any proposed fencing as there were possible site distance concerns due to
the curvature of the streets.
Comments from other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by April 10, 2019. The committee
forwarded the item to the full commission.
I ANALYSIS
The applicant submitted responses to the issues from subdivision committee. The
building elevations indicate four story buildings with an exterior finish of brick, stone
and siding and a pitched, shingled roof. The buildings will have a height up to
50 feet to the mid -point of the pitched roof. There will be 210 one -bedroom units
and 117 two -bedroom units. A centralized trash compactor area with required
screening is indicated near the center of the development. Signage will consist of
two ground -mounted signs. The sign on Rahling Road will be 9' tall and 80 square
feet in area. The sign on St. Vincent Way will be 9' tall and 32 square feet in area.
The applicant is proposing to advance grade the site with the commencement of
phase 1. Each building and the associated parking and drives around the building
will be a phase. As one building is completed, construction will commence on the
next building and so on through the four phases. A common area with pool and
other amenities will be located in the phase 1 area. A six' tall welded ornamental
steel fence will enclose the site. Gates will be located at the entrance to the site
and at the exit -only driveway.
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April 25, 2019
SUBDIVISIO
ITEM NO.: 3 Cont. FILE NO.: S-867-Z 8
The total lot area is 434,977 sq. ft. Building coverage is- 94,934 sq. ft. (22%).
Pavement area is 201,573 sq. ft. (46%). Greenspace is 138,470 sq. ft. (32%).
All site lighting will be low-level and directional, shielded downward and into
the site.
Building setbacks, parking and unit density all comply with code standard. There
are two variances; the request to advance grade the site and the building height.
Staff is supportive of the proposed development. The location is, in staff's opinion
appropriate for the proposed multifamily development.
STAFF RECOMMENDATION.
Staff recommends approval of the requested subdivision multiple -building site plan
review subject to compliance with the comments and conditions outlined in
paragraphs D, E and F and the staff analysis in the agenda staff report.
Staff recommends approval of the requested advance grading and building height
variances.
PLANNING COMMISSION ACTION:
(APRIL 25, 2019)
The applicants were present. There were two registered objectors present. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above.
The applicant, Scott Hurley, addressed the commission. He described other multifamily
project he had built and stated the market for new multifamily was desirable.
He presented proposed building elevations and the site plan. He stated the site was
elected for its zoning and its proximity to amenities and services. Mr. Hurley stated the
nearest single family home was over 1,000 ft. away.
Kyla Aycock, of 3 Witry Court, spoke in opposition. She stated her neighborhood was
adjacent to a senior living facility that had been denied by the commission but approved
by the Board of Directors. She stated that property was originally shown to be quiet office,
not multifamily. She stated this current proposal would add traffic to the area. Ms. Aycock
spoke of the progression of development in the area and her concerns about the impact
of that development on her neighborhood. She questioned the notice procedure and the
allowable uses in C-3. She stated one would not expect multifamily to be allowed in C-3.
Ms. Aycock spoke of declining property values and the gradual erosion of the
neighborhood. She stated they had made their property investment relying on zoning.
She requested denial of the application and restoration of the prior C-2 zoning.
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April 25, 2019
SUBDIVISION
ITEM NO.: 3 (Co
ILE NO.: S-867-Z
Scott Hurley stated this was a great location for multifamily. He stated there were no
technical issues with the proposed development and the site adjoins a large commercial
development. He stated his was a gated luxury development with a project cost expected
to be in the range of $45,000,000.
Engineer Tim Daters stated this multifamily project would generate less traffic than a
commercial development. He stated the use was compatible for the site and walkable to
shopping. He stated there were no sight distance or technical issues.
A motion was made to approve the item with all staff comments and conditions, including
the variances. The motion was seconded and approved by a vote of 8 ayes, 1 no and
2 absent.
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