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HomeMy WebLinkAboutZ-3286-B PC Final Action Notice 031521Department of Planning and Development Planning 723 West Markham Street Little Rock, Arkansas 72201-1334 Development Phone: (501)371-4790 Fax: (501)371-4546 Building Codes March 15, 2021 Mr. J. Eric Holloway Holloway Engineering 200 Casey Drive Maumelle, Arkansas 72113 Re: File No. Z-3286-B Hines Home, LLC - Conditional Use Permit; 13525 Markham Street Dear Mr. Holloway: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on March 11, 2021: X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other_ Meeting. If you have any questions, please do not hesitate to contact me at (501) 371-4792. Respectfully, Monte Moore Development Administrator March 11, 2021 ITEM NO.: 10 FILE NO.: Z-3286-B NAME: Hines Homes, LLC — Conditional Use Permit (CUP) LOCATION: 13525 West Markham Street DEVELOPER: King of Kings Lutheran Church 13525 West Markham Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Holloway Engineering J. Eric Holloway 200 Casey Drive Maumelle, AR 72113 SURVEYOR/ENGINEER: Holloway Engineering J. Eric Holloway 200 Casey Drive Maumelle, AR 72113 AREA: 3.06 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: 0-3 (General Office District) VARIANCE/WAIVERS: 1. Variance from the maximum driveway width requirement of Section 31-210. 2. Variance from the additional right-of-way dedication requirement for Shadow Lake Drive. BACKGROUND: The property was previously occupied by a church development containing two (2) buildings and is now vacant. The larger of the two buildings is located near the center of March 11, 2021 ITEM NO.: 10 Cont.) FILE NO.: Z-3286-B the overall property. A smaller building is located near the southwest corner of the site. A driveway near the northwest corner of the property serves as access to the site. A paved parking area is located on the south side of the larger structure. On July 16, 2020, the Planning Commission approved the request to rezone the property from MF-18 (Multi-family-18) to 0-3 (General Office District). A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a conditional use permit to allow a three (3) building, 72 unit multifamily development on 3.06 acres of property. The property is located at the southwest corner of West Markham Street and Shadow Lake Drive. B. EXISTING CONDITIONS: The property is zoned 0-3 and contains a church development consisting of two (2) buildings and parking. A driveway near the northwest corner of the property serves as access to the site. A paved parking area is located on the south side of the larger structure. The adjacent properties to the west and the north are currently zoned 0-3 and R-2. The adjacent properties to the south and east are currently zoned MF-18. C. NEIGHBORHOOD COMMENTS All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS.- 1 Was the unnamed right-of-way along the west property line previously abandoned? If not, this application should include the abandonment of the existing west right-of-way. 2. Due to the proposed use of the property, the Master Street Plan specifies that_ Shadow Lake Drive or the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. 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. Specifically, the sidewalk adjacent to Markham Street should be extended to the existing sidewalk to the west. 4. A 20 feet radial dedication of right-of-way is required at the intersection of W. Markham Street and Shadow Lake Drive. 2 March 11, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-3286-B 5. Sidewalks with appropriate handicap ramps are required to be constructed adjacent to Shadow Lake Drive in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. 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. 7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 8. 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. 9. 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. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 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. 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. 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. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 40 feet. A variance must be requested for the driveway width. Provide justification for width. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments received. 3 March 11, 2021 ITEM NO.: 10 Cont.j FILE NO.: Z-3286-B CenterPoint Enemy- No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments. Parks and Recreation: No comments received. County Planning. No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division. No comments received. ANALYSIS: The applicant is requesting a conditional use permit to allow for the re -development of the property as a multifamily residential complex. The proposed development will contain three (3) three-story buildings, each having an approximate 9,988 square foot building area. The proposed development will contain 72 residential units, approximately 24 units per acre. The proposed development will contain 114 parking spaces. Section 36-502 (b) (1) c.2. of the City's Zoning Ordinance requires a minimum of 108 parking spaces (1.5 spaces per residential unit). The proposed parking will comply with ordinance standards. The applicant is proposing to eliminate current access from West Markham Street. Proposed access to the site will be provided via a 20 foot one-way driveway from Shadow Lake Drive with a second driveway being over 40 feet in width and divided with a median. This single curb cut will have two (2) separate 20 foot wide drives for entry and exit to Shadow Lake Drive. Section 31-210 of the City's Subdivision Ordinance allows a maximum driveway width of 26 feet for this proposed development. The applicant is requesting a variance from this ordinance standard 4 March 11, 2021 ITEM NO.: 10 (Cont.) _ FILE NO.: Z-3286-B to allow the wider curb cut. Staff recommends approval of the driveway to exceed 26 feet in width due to the steep contours of the site. The wider driveway will allow the driveway to be divided with an island and comply with the minimum 20 foot width Fire Code requirement. The proposed dimensions for the three (3) multi -family buildings is approximately 186.1 x 60.4 feet with an elevation of three (3) stories. Each building will contain 24 residential units. The applicant is not proposing any gating for the development and has not indicated any additional fencing beyond the existing fences on the south and west property lines. Significant grading on -site may eliminate the need for any additional parking lot screening. Section 36-281 (c) allows a maximum building height of 45 feet for developments in 0-3 zoning. The proposed three (3) story buildings will comply with this standard. The proposed building setbacks from property lines also conforms with Section 36-281 of the code. The applicant notes that there will be a ground -mounted sign at the northeast corner of the site. All signage must comply with Section 36-553 of the Code. A dumpster area will be located along the west property line of the overall development. The dumpster area must be screened as per Section 36-523 (d) of the Code. All site lighting will be low level and directed away from the adjacent properties. The property contains an old 20 foot wide street right-of-way located along the west property line. The applicant proposes to abandon the right-of-way as part of the proposed development. A right-of-way abandonment application will be submitted to the Board of Directors prior to a building permit being issued. According to paragraph D (Engineering Comments), the Master Street Plan requires 30 feet of right-of-way for Shadow Lake Drive. The proposed site plan shows 25 feet of right-of-way for this street along the southern half of the property frontage. The north 120 feet of frontage has a 30 foot right-of-way. The applicant is requesting a variance from the additional five (5) foot dedication requirement along the southern frontage. The applicant notes that the additional right-of-way should not be needed, as the other properties to the south along this roadway are developed with similar right-of-way in place. Staff recommends approval of a variance from dedicating an additional 5 feet of right-of-way as required by the Master Street Plan due to the steep contours at the back of the existing curb, the developed condition of the adjacent properties, and Shadow Lake Drive was 5 March 11, 2021 ITEM NO.: 10 Cont. FILE NO.: Z-3286-B previously constructed to a residential street standard with curb and gutter as found in the Master Street Plan standards. Staff is supportive of the requested conditional use permit to allow a multifamily development on this 0-3 zoned property. Staff views the request as reasonable. The proposed development will represent a relatively small multifamily use consisting of 72 units or 24 units per acre. The proposed development will not be out of character with this immediate area. A larger multifamily development, consisting of approximately 300 units is located east and south of the subject property. 0-3 zoned property is located north and west of the property, with two (2) residential lots (part of a larger subdivision) abutting the property along the south half of the west property line. Staff believes the proposed development is consistent with the use pattern in this area along West Markham Street, and the development should have no adverse impact on the general area. STAFF RECOMMENDATION Staff recommends approval of the requested CUP, associated variances and right- of-way abandonment, subject to the compliance with the comments and conditions outlined in paragraph D, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 11, 2021) The applicant was present. There were no persons present registered in support or opposition. 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 11 ayes, 0 nays and 0 absent.