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HomeMy WebLinkAboutZ-8197 Staff AnalysisApril 26, 2007 ITEM NO.: 11 NAME: LOCATION- OWNERIAPPLICANT FILE NO.: Z-8197 Easter Seals Arkansas Multifamily — Conditional Use Permit 1406 Charlotte Drive Easter Seals Arkansas/White-Daters, Agent PROPOSAL: A conditional use permit is requested to allow for construction of a four -building, fifteen unit multifamily development on this 0-3 zoned, 1.68 acre tract. iQ ITE LOCATION: The property is located on the west side of Charlotte Drive, south of Northmoor; one block south of West 12th Street. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Single family residences are located adjacent to the west and south. The 0-3 properties to the north and east contain a variety of uses including medical offices, office -showrooms, a church, a correctional facility and a similar Easter Seals residential development. Portions of the 0-3 zoned properties are undeveloped. The proposed use is compatible with uses in the area and forms a good transition from the 0-3 area to the adjacent single family. All owners of properties located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Point O'Woods and Broadmoor Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: A fifteen (15) unit multifamily development typically requires twenty-two (22) parking spaces based on 1.5 spaces per unit. The applicant proposes a twenty (20) space parking lot with two (2) driveways onto Charlotte Drive. The development is proposed for special needs occupancy and it is likely that many of the occupants will not drive. The driveways have been designed to accommodate van access for pick-up. Staff supports a variance to allow the two (2) space reduction in on -site parking. April 26, 2007 ITEM NO.: 11 (Cont.) FILE NO.: Z-8197 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinance is required. A nine (9) foot wide land use buffer is required along the west perimeter. A thirty-two (32) foot wide land use buffer is required along the south perimeter. Seventy-five (75) percent of the required land use buffer is to remain undisturbed. Screening is required along the west and south perimeters. Screening may be either a six (6) foot tall wood fence built with its finished side facing out or dense evergreen plantings of trees and shrubs. Staff recommends preserving as many trees as possible. Credit toward fulfilling the Landscape Ordinance requirements may be given for preserving trees. 5. PUBLIC WORKS COMMENTS; 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Northmoor Drive and Charlotte Drive. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to the need for handicap bus/van service, staff recommends the two driveways as constructed in an earlier development across the street. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. UTILITY FIRE DEPT, AND CATA COMMENTS: Wastewater: Sewer available to this property. Capacity Contribution Analysis required; contact Little Rock Wastewater for details. Entergy: No comment received. 2 April 26, 2007 ITEM NO.: 11 (Cont.) FILE NO.: Z-8197 Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding size and location of water meters. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A bus route is located east of the site, along University Avenue. SUBDIVISION COMMITTEE COMMENT: (APRIL 5, 2007) The applicants were present. Staff presented the item and noted little additional information was needed. Staff noted one of the buildings was located over an easement. The applicants stated it was their intention to relocate the easement as noted on the site plan and to abandon the existing easement. Staff asked if there would be a dumpster on the site. The applicants responded that there would not; that there would be a trash can enclosure located near the front of the development. In response to a question from staff, the applicants stated a 6 foot tall wood privacy fence would be placed on the south and west property lines where the site is adjacent to single family. 3 April 26, 2007 ITEM NO.: 11 Cont. FILE NO.: Z-8197 Public Works, Landscape and outside agency comments were discussed. Public Works Staff stated they supported the two -driveway configuration proposed by the applicant. The applicants stated there was not much landscaping in the area of the required buffers since the site had previously been cleared. They stated appropriate landscaping and screening would be installed. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Easter Seals Arkansas is proposing to construct a four building, fifteen unit multifamily development on the 0-3 zoned property located at 1406 Charlotte Drive. The buildings will be laid out around a parking courtyard with access off of Charlotte. Each building will be one story in height and will be constructed with a brick and siding exterior with a pitched, shingled roof. The project will match a similar Easter Seals multifamily development located across Charlotte Drive. A synopsis of the development is as follows: Coverage Functions Bldg 'A' 3,620 sf Single story, (2) one -bedroom units, (1) two -bedroom manager unit, (1) community Bldg 'B' 2,750 sf Single story, (3) one -bedroom units, (1) two -bedroom unit Bldg 'C' 2,750 sf Single story, (3) one -bedroom units, (1) two -bedroom unit Bldg 'D' 2,750 sf Single story, (3) one -bedroom units, (1) two -bedroom unit 11,870 sf Fencing and screening will be installed along the south and west perimeters, where the site is adjacent to single family. The site must be replatted as a condition of the original 0-3 zoning. Variances are requested to allow a reduced front yard setback of 21.7 feet for building "A". (25 feet required) and a reduction in parking of 2 spaces. Staff is supportive of both variances as they are minor in nature and should have no impact on adjacent properties. To staff's knowledge, there are no outstanding issues. The 1999 Amendment to the bill of assurance for these lots states "all buildings constructed on said lots should be used in compliance with the Little Rock Zoning Ordinance". 0 April 26, 2007 ITEM NO.: 11 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-8197 Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the Agenda Staff Report. 2. Signage is to comply with that allowed in multifamily zones. 3. Any site lighting is to be shielded downward and into the site. 4. The easement under proposed building "A" is to be abandoned and a new easement dedicated. 5. The trash enclosure is to be constructed of brick matching the brick on the buildings. 6. The property is to be replatted as required by the original 0-3 zoning. Staff recommends approval of the requested parking variance and building setback variance. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions 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. The vote was 10 ayes, 0 noes and 1 absent. 61