Loading...
HomeMy WebLinkAboutPC Minutes for Z-9755February 9, 2023 ITEM NO.: 3 FILE NO.: Z-9755 NAME: HCS Inc. Duplexes – Conditional Use Permit LOCATION: Northwest corner of West 46th Street and Foster Street DEVELOPER: HCS Inc. PO Box 46074 Little Rock, AR 72214 OWNER/AUTHORIZED AGENT: HCS Inc – (Owner) Jess Griffin – Griffin Engineering (Agent) 11719 Hinson Road, Suite 130E Little Rock, AR 72212 SURVEYOR/ENGINEER: Jess Griffin – Griffin Engineering 11719 Hinson Road, Suite 130E Little Rock, AR 72212 AREA: 1.64-acre NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the construction of nine (9) duplex structures on nine (9) lots (one (1) per lot) at 4524 Foster Street, Lots 10 through 18, Block 13, Euclid Place Addition. B. EXISTING CONDITIONS: The property is located within a residential neighborhood which contains mostly single-family dwellings and some commercial structures. The site is currently February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 2 developed containing a dwelling with a garage out building and perimeter fencing. The site is mostly open with large lawn areas to the south and east adjacent to the dwelling. C. NEIGHBORHOOD NOTIFICATION: 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. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. Boundary street improvements are required per master street plan for a local street along West 46th Street and Weldon Avenue. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of- way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 4. Additional right of way shall be dedicated to the City of Little Rock per master street plan for a local street along West 46th Street and Weldon Avenue for half-street improvements. Total right of way required from centerline of street is 25 feet. 5. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 6. Obtain Traffic Control (barricade) permits prior to doing any work on city streets or in the right-of-way. Contact Traffic Engineering at 501-379-1800 for more information. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 3 7. A grading permit might be required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 8. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 9. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A- 4-I-2 (A-B). 10. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 11. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure shall be submitted to Department engineering staff prior to recording of the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 12. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted to the Department of Planning and Development Engineering Division prior to recording of the final plat. This information shall include but not limited to pipe inverts, length of pipe, size of pipe, type of pipe, and type of inlets. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 4 13. Per City Code 31-206 (f), “Property line corners at street intersections shall be rounded with a radius of at least twenty (20) feet.” E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit 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. 14. If a fire hydrant is required on Weldon Ave or if fire sprinklers are required in the duplexes a water main extension will be required on Weldon Ave. They will be installed at the Developer's expense. 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. 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. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 5 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. 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 t wo-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. 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 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. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments Received. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 6 Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of nine (9) duplex structures on nine (9) lots (one (1) per lot) at 4524 Foster Street, Lots 10 through 18, Block 13 Euclid Place. The property is located within a residential neighborhood which contains mostly single-family dwellings and some commercial structures. The site is currently developed containing a dwelling with a garage out building and perimeter fencing. The site is mostly open with large lawn areas to the south and east adjacent to the dwelling. The applicant proposes to develop the 1.64 acre “L” shaped area which is bordered to the east by Foster Street, to the south by West 46th Street, and west by Weldon Street with a single-family lot to the north. The site plan show a single 2,348 square foot duplex structure on each platted lot at two (2) stories in height. The duplex structures will be located 25 feet back from the front property lines, 5 feet from the side property lines and 25 feet back from the rear property lines. All proposed setbacks will conform with Section 36- 255 (R-3 zoning standards) of the City’s Zoning Ordinance. The building heights are not to exceed 35 feet. The applicant is proposing that each unit have a single car garage centered in the front of the structure with paved access drives connecting to the adjacent Weldon and Foster streets. The garage space within the duplex and proposed paved driveways will provide parking for two (2) vehicles per unit. Section 36-502 requires a minimum of three (3) parking spaces for each duplex. The parking as proposed will be sufficient to serve the development. No new fencing is proposed for the development. No dumpster is proposed for the site and trash will be collected using standard City of Little Rock garbage collection. There is no signage proposed for the development. Any site lighting must be low-level and directed away from the adjacent properties. To staff’s knowledge, there are no outstanding issues associated with this application. The property is designated as “RL” Residential Low Density per the City’s Future Land Use Plan. Staff believes the proposed duplex structures located at 4525 Foster Street are appropriate uses for this property and not be out of character with the general area. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 7 Staff is supportive of the requested conditional use permit to allow the duplex development with the following boundary street improvements to be included: 1. Construction of one-half street improvements for each abutting street if the existing street, is not up to city standards. 2. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. 3. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 4. Additional right of way shall be dedicated to the City of Little Rock per the Master. Street plan for a local street along West 46th Street and Weldon Avenue for half-street improvements. Total right of way required from centerline of street is 25 feet. Staff believes the proposed duplexes will have no adverse impact on the residentially zoned properties or other surrounding uses. The applicant is requesting no variances with the proposed development. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in paragraphs D, and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023) Jesse Griffin was present, representing the application. There was eight (8) objectors present. Staff presented the application with a recommendation of approval. Savannah Wilkerson, Reba Lewis, Jennifer Wilkerson, Donald Scott, Beulah Scott, James Murray, Anthony Thompson, and Kim Scott addressed the Commission in opposition to the application. They stated that the proposed nine (9) duplexes will decrease property values, cause traffic issues, increase crime, and fill the area with people who have no connection to the neighborhood which will impact the current property owners quality of life. Jesse Griffin addressed the Commission representing the application. He briefly described the project, noting that the R-3 zoned property already contained the lots and was bordered by single family homes and that the duplexes will contribute to the area’s growth. February 9, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9755 8 There was a discussion by the Planning Commission regarding the street improvements, number of duplexes being proposed, and how the proposed density compared to the City’s Future Land Use Plan for the area. There was a motion to approve the application as recommended by staff, including all staff comments and conditions. The motion failed by a vote of 0 ayes, and 11 nays. The application was denied.