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HomeMy WebLinkAboutPC Action Letter - Approved with Conditions 081821Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501)371-4790 Fax: (501)371-4545 August 18, 2021 Patrick Dennis P.O. Box 242354 Little Rock, AR 72223 Planning Development Building Codes Re: File No. Z-2200-A JPL Construction Townhomes — Conditional Use Permit; West side of N. Pierce Street, between "B" and "C" Streets Dear Mr. Dennis: 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 August 12, 2021'. Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other: If you have any questions please do not hesitate to contact me at 371-4792 2Respe/cull e Moore Development Administrator Meeting. August 12, 2021 ITEM NO.: 6 FILE NO.: Z-2200-A NAME: JPL Construction Townhomes — Conditional Use Permit LOCATION: West side of N. Pierce Street, between "B" and "C" Streets DEVELOPER: Patrick Dennis P.O. Box 242354 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Dougan Investments, Inc. — Owner Patrick Dennis — Agent SURVEYORIENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: approximately 0.93 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: 0-3 VARIANCE/WAIVERS: 1. Variance from Section 36-389 (Midtown DOD landscape requirement) A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting a conditional use permit to allow for the development of a two -lot, 16-unit multifamily townhome development on the 0.93 acre, 0-3 zoned property on the west side of N. Pierce Street, between "B" and "C" Streets. August 12, 2021 ITEM NO.: 6 Cont. FILE NO.: Z-2200-A B. EXISTING CONDITIONS: The south half of the property contains two (2) single family residences. The north half of the property is currently undeveloped. 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. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not incompliance with ADA recommendations in the public right-of-way prior to occupancy. 2. Due to the proposed use of the property, the Master Street Plan specifies that Pierce Street and "C" Street for the frontage of this property must meet commercial street standards. Dedicate right -of- way to 30 feet from centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the C St and Pierce St including 5-foot sidewalks with planned development. 5. On North Pierce Street and "C" Street curb and gutter must be placed 15.50 feet from the centerlineof pavement. 6. A 20 feet radial dedication of right-of-way is required at the intersection of "C" Street and North Pierce Street and at the intersection of North Pierce Street and "B" Street. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Proposed driveways must be combined to one driveway. The proposed parking spaces must be shifted to the West. 8. Provided scale is incorrect, revise scale shown. 9. 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. 10. Storm water detention will not apply to the proposed development. 11. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be 2 August 12, 2021 ITEM NO.: 6 Cant. FILE NO.: Z-2200-A repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authorit : No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire De artment: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑ 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 3 August 12, 2021 ITEM NO.: 6 Cont. FILE NO.: Z-2200-A 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 Buildin s - 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 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. 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 Fire Marshal Derek N. Ingram 501-918- 3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. 4 August 12, 2021 ITEM NO.: 6(Cont),FILE NO.: Z-2200-A County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Buildin Code: No comments received. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements and the requirements of the Midtown Overlay District. 2. Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4.5) feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. 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 A twenty-five (25) percent reduction of the landscape provisions can be taken for developments within mature areas. In these areas it is allowable for perimeter planting strips to be a minimum of six (6) feet nine (9) inches wide. 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). 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 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. 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. 5 August 12, 2021 ITEM NO.: 6 Cont. FILE NO.: Z-2200-A G. TRANSPORTATIONJPLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the development of a 16-unit townhouse project on two (2) lots. The property consists of approximately 0.93 acre, with street frontage along N. Pierce Street, "B" Street and "C" Street. The proposed townhomes will be individually sold and not rented. The property is located within the Midtown Design Overlay District. The project will include four (4) buildings, with four (4) townhomes in each building. There will be two (2) buildings on each of the two (2) proposed lots. The applicant notes that the townhomes will be between 1,500 and 1,800 square feet in area, with the units being a mixture of two (2) and three (3) bedroom structures. The structures will be two (2) stories, with building heights not to exceed 35 feet. The exterior facades of the structures will be brick, stone and wood siding. The proposed buildings will face "B" Street, "C" Street and N. Pierce Street. The buildings will be located back 20 feet from the north, south and east property lines. Sidewalks will extend from the front of each building to its respective street. There will be one (1) entry drive from N. Pierce Street. The driveway will extend between the two (2) buildings along N. Pierce Street to a parking lot near the center of the site. The parking lot will contain 24 paved parking spaces. The parking conforms to ordinance standards. Any dumpsterltrash collection area shall be oriented away from the streets and screened per Section 36-253 of the code. If a ground -mounted sign is requested, it must be a monument -type sign and have a maximum height of six (6) feet and a maximum area of twenty-four (24) square feet. Signs must be located within required landscaped area of the parking lot. Any site lighting shall be low-level and directed away from adjacent properties. All new utilities shall be buried (as per the Midtown DOD requirements). Section 36-389 (h) (7) of the City's Zoning Ordinance (Midtown DOD) reads as follows: "(7) Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4.5) feet above the August 12, 2021 ITEM NO.: 6 Cont. FILE NO.: Z-2200-A ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place." It appears that there are one (1) to four (4) trees on the site that may qualify with the above standards, and that one (1) or two (2) trees will be in the way of proposed improvements to the site. The applicant is requesting a variance to remove those trees from the site. Staff supports the variance request, as staff views the requirement to be more oriented to commercial developments and not residential developments. To staff's knowledge, the proposed site development plan will conform to all other landscape requirements. The applicant provided responses and additional information to all issues raised during staffs review of the application. To staff's knowledge, there are no outstanding issues. Staff is supportive of the requested conditional use permit to allow a 16-unit townhome development. Staff views the request as reasonable. The project should prove to be a quality in -fill type development in the Midtown area. Existing multifamily developments, including condominiums, are located immediately west and east of the subject property. Staff believes the proposed development will have no adverse impact on the adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 12, 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 10 ayes, 0 nays, 0 absent and 1 open position. iN