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HomeMy WebLinkAboutZ-7583 Staff AnalysisFILE NO,: Z-7583 NAME: Marshall Short -form PD -R LOCATION: 5045 Stanley Drive DEVELOPER: Donald Marshall 8419 Baseline Road. Little Rock, AR 72209 FNrINFFR- Terry Burrus Architects 1202 South Main Street Little Rock, AR 72202 AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-5 ALLOWED USES: Multi -family development at 36 -units per acre PROPOSED ZONING: PD -R PROPOSED USE: Private laundry facility to serve existing multi -family development. VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the construction of a private laundry facility on this existing vacant lot. The laundry facility will serve the existing apartment units located on Stanley Drive; owned by the applicant. The applicant has indicated a means of security will be added to the facility either through a card swipe or a keypad entry to further ensure only residents of the apartment development may have access to the laundry facility. FILE NO.: Z-7583 (Cont. The proposed site plan indicates a fenced area to the rear and future construction of a maintenance building. The applicant has indicated there will be no outdoor storage of any type related to repair of the existing units or equipment necessary for upkeep of the units. B. EXISTING CONDITIONS: The site is vacant with two drives leading to a previously constructed foundation. The site appears to once have housed a duplex unit as is common in the area. The north side of Stanley Drive has apartment units in four-plex and eight-plex style; the south side of Stanley Drive has duplex style units. Stanley Drive was previously a through street but now does not connect because the Board of Directors allowed the placement of bollards to stop through traffic. This was put in place as a crime deterrent several years ago. Other uses in the area include single-family to the south and multi -family to the north. There is a large area of vacant land located to the east of the proposed laundry facility appearing to once have been residences and at some point leveled and never reconstructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use. All residents who could be identified located within 300 -feet of the site, Southwest Little Rock United for Progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Sidewalks with appropriate handicap ramps are required. 2. Under the traffic access and circulation requirements of Sections 30-43 and 31-210, only one drive apron would be allowed. The other apron must be removed as part of the construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. 2 NO.: Z-7583 (Cont. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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._ Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Geyer Springs - East Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Residential to add a private laundry facility to serve existing multifamily units. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: The plan submitted fails to provide the minimum nine (9) foot wide land use buffer and perimeter landscape strips along the southern, eastern, and western property lines. A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. M FILE NO.: Z-7583 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff stated they had met with the applicant prior to the Subdivision Committee meeting to discuss outstanding issues. Staff stated the request was to place a private laundry facility on the site to serve an existing apartment development. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the concerns raised. The applicant has removed one of the drives located along the eastern portion of the site and located a sidewalk to access the proposed mail kiosk located on the east side of the building. The applicant is requesting the western drive remain to access the rear of the site. The applicant has indicated future construction of a maintenance building enclosed within a six-foot fence. The applicant has indicated the maintenance building will be constructed for storage and repairs. The applicant has indicated there will be no outdoor storage of lumber, appliances or any other items within this area. The applicant has indicated the drive will be marked and signed for no parking to further ensure residents only are utilizing the facility. The applicant has indicated the site will be secured by a card swiping or keypad access code security method. The applicant will install this means to secure the site limiting the use of the facility to residents only. The proposed request is consistent with other multi -family developments, which provide a laundry facility to meet the needs of their residents. The applicant has not requested signage as a part of the development, further indicating his desire for the facility to be used by residents only. The applicant has indicated only wall signage will be utilized indicating the facility as a private facility to serve the residents of the adjoining apartments. The applicant has indicated there is not a Bill of Assurance that would prohibit the proposed development. Staff is supportive of the request. The applicant has worked to minimize concerns of staff. Staff feels the proposed request should have minimal to no adverse impact on the adjoining properties. The request for a private laundry facility to serve the residents of the nearby apartments owned by the applicant is consistent with other developments providing on-site laundry facilities. To staff's knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. ►.I FILE NO.: Z-7583 PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 March 11, 2004 ITEM NO.: 32 NAME: Marshall Short -form PD -R LOCATION: 5045 Stanley Drive DEVELOPER: Donald Marshall 8419 Baseline Road. Little Rock, AR 72209 FNr�INFFR- Terry Burrus Architects 1202 South Main Street Little Rock, AR 72202 AREA: 0.16 Acres CURRENT ZONING - ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-5 FILE NO.: Z-7583 FT. NEW STREET: 0 Multi -family development at 36 -units per acre -m Private laundry facility to serve existing multi -family development. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the construction of a private laundry facility on this existing vacant lot. The laundry facility will serve the existing apartment units located on Stanley Drive; owned by the applicant. The applicant has indicated a means of security will be added to the facility either through a card swipe or a keypad entry to further ensure only residents of the apartment development may have access to the laundry facility. The proposed site plan indicates a fenced area to the rear and future construction of a maintenance building. The applicant has indicated there will be no outdoor storage of any type related to repair of the existing units or equipment necessary for upkeep of the units. March 11, 2004 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7583 B. EXISTING CONDITIONS: The site is vacant with two drives leading to a previously constructed foundation. The site appears to once have housed a duplex unit as is common in the area. The north side of Stanley Drive has apartment units in four-plex and eight-plex style; the south side of Stanley Drive has duplex style units. Stanley Drive was previously a through street but now does not connect because the Board of Directors allowed the placement of bollards to stop through traffic. This was put in place as a crime deterrent several years ago. Other uses in the area include single-family to the south and multi -family to the north. There is a large area of vacant land located to the east of the proposed laundry facility appearing to once have been residences and at some point leveled and never reconstructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use. All residents who could be identified located within 300 -feet of the site, Southwest Little Rock United for Progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Sidewalks with appropriate handicap ramps are required. 2. Under the traffic access and circulation requirements of Sections 30-43 and 31-210, only one drive apron would be allowed. The other apron must be removed as part of the construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 2 March 11, 2004 SUBDIVISION ITEM NO_: 32 Cont. FILE NO.: Z-7583 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Geyer Springs - East Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Residential to add a private laundry facility to serve existing multifamily units. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: The plan submitted fails to provide the minimum nine (9) foot wide land use buffer and perimeter landscape strips along the southern, eastern, and western property lines. A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. 3 March 11, 2004 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7583 G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff stated they had met with the applicant prior to the Subdivision Committee meeting to discuss outstanding issues. Staff stated the request was to place a private laundry facility on the site to serve an existing apartment development. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the concerns raised. The applicant has removed one of the drives located along the eastern portion of the site and located a sidewalk to access the proposed mail kiosk located on the east side of the building. The applicant is requesting the western drive remain to access the rear of the site. The applicant has indicated future construction of a maintenance building enclosed within a six-foot fence. The applicant has indicated the maintenance building will be constructed for storage and repairs. The applicant has indicated there will be no outdoor storage of lumber, appliances or any other items within this area. The applicant has indicated the drive will be marked and signed for no parking to further ensure residents only are utilizing the facility. The applicant has indicated the site will be secured by a card swiping or keypad access code security method. The applicant will install this means to secure the site limiting the use of the facility to residents only. The proposed request is consistent with other multi -family developments, which provide a laundry facility to meet the needs of their residents. The applicant has not requested signage as a part of the development, further indicating his desire for the facility to be used by residents only. The applicant has indicated only wall signage will be utilized indicating the facility as a private facility to serve the residents of the adjoining apartments. The applicant has indicated there is not a Bill of Assurance that would prohibit the proposed development. Staff is supportive of the request. The applicant has worked to minimize concerns of staff. Staff feels the proposed request should have minimal to no adverse impact on the adjoining properties. The request for a private laundry facility to serve the residents of the nearby apartments owned by the applicant is consistent with other developments providing on-site laundry facilities. To staff's knowledge there are no outstanding issues associated with the proposed request. 4 March 11, 2004 SUBDIVISION ITEM NO.: 32 Cont. FILE NO.: Z-7583 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 32 FILE NO.: Z-7583 NAME: Marshall Short -form PD -C LOCATION: 5405 Stanley Drive Planning Etaff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Identify the use of the fenced storage area. Indicate the proposed fencing material (height/construction material). 3. Remove the concrete aprons on the proposed site plan to eliminate automobiles from parking in the driveways. 4. Will the facility have 24-hour access? 5. Will there be a dumpster located on the site? If so indicate the location along with the proposed screening. 6. Will there be any signage on the proposed site? Ifso indicate the location along with details (height/area/location). Varlance/Waivers: Public Works: None requested. 0Cr_(A_" �10 W1 ICSLQ 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Sidewalks with appropriate handicap ramps are required. 2. Under the traffic access and circulation requirements of Sections 30-43 and 31-210, only one drive apron would be allowed. The other apron must be removed as part of the construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connections) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 992-2431 if you would like to discuss backflow" prevention requirements for this project. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Geyer Springs - East Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Commercial to add private laundry facilities to serve existing multifamily units. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: The plan submitted fails to provide the minimum nine (9) foot wide land use buffer and perimeter landscape strips along the southern, eastern, and western property lines. A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.