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HomeMy WebLinkAboutZ-8631-A Staff AnalysisFILE NO.: Z-8631 NAME: 3013 Fair Park Boulevard Revised Short -form POD LOCATION: Located at 3013 Fair Park Boulevard DEVELOPER: Phi Kappa Alpha Housing Corp of Little Rock 2230 Cottondale Lane Little Rock, AR 72202 ARCHITECT: RPPY Architects 713 West 2"d Street Little Rock, AR 72201 SURVEYOR: Marlar Engineering Company 5318 JFK Boulevard North Little Rock, AR 72218 James Farris PLS P.O. Box 1038 Conway, AR 72034 AREA: 0.415acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: POD and R-3, Single-family ALLOWED USES: Fraternity meeting space and single-family PROPOSED ZONING: PD-O PROPOSED USE: Fraternity meeting space and housing VARIANCES/WAIVERS REQUESTED: A variance from the Master Street Plan and the Subdivision Ordinance to allow driveways nearer the property lines than typically allowed. FILE NO.: Z-8631-A (Cont. BACKGROUND: Ordinance No. 20,430 adopted by the Little Rock Board of Directors on May 17, 2011, established 3013 Fair Park Boulevard Short -form POD. The approval allowed the construction of a 1,500 square foot building to be used for meeting space for the Phi Kappa Alpha Fraternity. The site plan included the placement of six (6) parking spaces. The applicant proposed utilization of campus parking located across Fair Park Boulevard for additional parking. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to revise and expand the area of the previously approved POD. The site plan proposed allows for the construction of a two story, 8,961 square foot building (5,533 square feet ground level and 3,428 second level) and 14 parking spaces. Within the building there are six (6) two (2) bedroom units for a total occupancy of 12 residents. On the first floor of the building there is a library, tv-room, kitchen, restroom facilities, a great/multi-purpose room and three (3) residential units with two (2) bedrooms. The second level contains three (3) residential units with two (2) bedrooms and storage/attic space. The request includes a variance to allow the driveway locations, which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The typical requirement for driveway spacing is 300 feet between driveways and 150 feet from property lines. The drives as presented do not meet this typical minimum requirement. B. EXISTING CONDITIQ The property is a vacant boarded property located mid -block between West 30th and West 32"d Streets. The second structure does not appear to be occupied. This section of Fair Park Boulevard on the east side is primarily residential. The property on the west side of Fair Park Boulevard is primarily the University of Arkansas at Little Rock campus, with residential housing located immediately west of this site. South of the site on Fair Park Boulevard at West 32"d Street is a property zoned PD-O which was approved for the development of a Baptist Student Union. The area to the east is zoned R-3, Single-family and contains one and two family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Fair Park Residents Neighborhood Association and the Curran Conway Neighborhood Association were notified of the public hearing. 2 FILE NO.: Z-8631-A Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing requirements are 300 feet between driveways and 150 feet from property lines. Variances must be requested for the proposed driveway locations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Analysis required for this project prior to connection to the Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Enter : Entergy requires the placement of a 15-foot easement along the sites perimeters. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone back flow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 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) are required. If additional fire hydrant(s) are required they will be installed at the Developer's expense. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including meter connections off the private fire system. 3 FILE NO.: Z-8631-A Cont. Fire Department: Place fire hydrants per code. A minimum access of 20-feet must be maintained. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Route #16 UALR directly serves the project on Fair Park Boulevard. CATA encourages wide sidewalks with landscape buffer separating sidewalks from the street. Also CATA encourages the placement of bus bench or shelter at either driveway location to promote multi -model transportation, safer waiting and walking area, and to slow down vehicle traffic. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from PODO (Planned Office Development) and R-2 (Single -Family) to PDO (Planned Development Office) to allow for the construction of a fraternity home. Master Street Plan: Fair Park Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Fair Park Boulevard since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. There are two parking spaces that encroach into the required buffer area and into the required landscape perimeter. Six foot nine inches (6'-9") is the minimum distance allowed. 3. Fair Park is known for its large Oak Trees; it is highly recommend to save any of these on site as possible and to also plant back the same type species; larger caliper than required per the landscape ordinance. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance 0 FILE NO.. Z-8631-A Cant. G H requirements can be given when preserving trees of six (6) inch caliper or larger. 5. The property to the south and to the north are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and northern perimeters of the site. SUBDIVISION COMMITTEE COMMENT: (January 25, 2012) Mr. Tim Yelvington of RPPY was present representing the request. Staff presented the item stating there were a few outstanding technical issues associated with the request. Staff stated the site area was larger and the building construction was larger than the previously approved site plan. Staff questioned the proposed signage plan, the height of the building and the hours of dumpster service. Staff noted all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the driveway locations did not meet typical ordinance standards. Staff stated the drives as proposed would require a variance from Sections 30-43 and 31-210. Staff stated handicap ramps were required and the developer was to repair or replace any broken curb, gutter or sidewalk prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated the parking spaces located along Fair Park Boulevard encroached into the minimum landscape strip of six feet nine inches (6'9"). Staff stated the property to the south and north were zoned residentially and would require the placement of screening. Staff requested the applicant plant oak trees to blend with the existing canopy along Fair Park Boulevard. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the January 25, 2012, Subdivision Committee meeting. The revised plan has relocated the two (2) parking spaces along Fair Park Boulevard outside the 6-foot 9-inch landscape strip. The applicant has also provided staff with the proposed signage plan and the height of the building. The hours of dumpster service have not been provided but staff would recommend the hours be limited to daylight hours due to the proximity of single-family to the proposed dumpster site. The maximum building height proposed is 44-feet 1-inch. The site plan indicates a six (6) foot privacy fence will be placed along the northern, eastern and southern portions of the property. G, FILE NO.: Z-8631-A Cont. The site plan is proposed with the construction of a two story, 8,961 square foot building (5,533 square feet ground level and 3,428 second level) and 14 parking spaces. - Within the building there are six (6) two (2) bedroom units for a total occupancy of 12 residents. Per the zoning ordinance, parking for a fraternity house is required at 0.5 spaces per sleeping accommodation. As indicated the structure is proposed for 12 occupants which would typically require the placement of six (6) parking spaces. According to the applicant they prefer to provide on -site parking for each of the residents and two additional spaces for guests. The facility will be used as meeting space for the Phi Kappa Alpha alumni as well as students. Additional parking will be provided on the UALR campus located across Fair Park Boulevard. The applicant has indicated a single ground sign not to exceed six (6) feet in height and 64 square feet in area will be placed within the front yard landscaped area. Building signage will comply with signage allowed in office zones or a maximum of ten percent (10%) of the front facade. The request includes a variance to allow the driveway locations which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The ordinances typical requirement for driveway spacing is 300 feet between driveways and 150 feet from property lines. The drives as presented do not meet this typical minimum requirement. Both the northern and southern drives are located within a few feet of the property line. Staff is supportive of the request. The UALR Campus Master Plan indicates properties on the east side of Fair Park Boulevard between West 29th and West 32"d Streets to be redeveloped as Faith -Based Organizations and privately developed institution associated with the university. Staff feels the redevelopment as proposed and allowing a fraternity house for the Phi -Kappa Alpha fraternity meets the intent of the UALR Campus Master Plan with regard to redevelopment of this portion of Fair Park Boulevard. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the drives as indicated on the site plan. Staff recommends the hours of dumpster service be limited to daylight hours. 0 FILE NO.: Z-8631-A Cont. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2012) Mr. Tim Yelvington of RPPY was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the drives as indicated on the site plan. Staff presented a recommendation the hours of dumpster service be limited to daylight hours. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 ITEM NO.: 8, Z-8631-A NAME: 3013 Fair Park Boulevard Revised Short -form POD LOCATION: located at 3013 Fair Park Boulevard Plannina Staff Comments: 1. Provide notification of all property owners located within 200-feet of the site along with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2012. The Office of Planning and Development must receive the proof of notice no later than February 10, 2012. 2. Provide the height of the proposed building in the notes section of the proposed site plan. 3. Will the hours of dumpster service be limited to daylight hours? 4. Provide details of any proposed building signage including the percentage of facade area to be covered with signage. 5. Provide details of any proposed ground signage including the location, total height and total sign area. 6. Provide details of any proposed fencing including the location of the fencing, constriction material and total height. 7. All site lighting must be low level and directional, directed downward and into the site. 8. A minimum of ten percent of the gross planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Public Works Conditions: 1. Handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing requirements are 300 feet between driveways and 150 feet from property lines. Variances must be requested for the proposed driveway locations. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Analysis required for this project prior to connection to the Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Item # 8. Entergy: Entergy requires the placement of a 1 5-foot easement along the sites perimeters. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone back flow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 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) are required. If additional fire hydrant(s) are required they will be installed at the Developer's expense. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including meter connections off the private fire system. Fire Department: Place fire hydrants per code. A minimum access of 20-feet must be maintained. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Route #16 UALR directly serves the project on Fair Park Boulevard. CATA encourages wide sidewalks with landscape buffer separating sidewalks from the street. Also CATA encourages the placement of bus bench or shelter at either driveway location to promote multi -model transportation, safer waiting and walking area, and to slow down vehicle traffic. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from PDO (Planned Development Office) & R-2 (Single -Family) to PDO (Planned Development Office) to allow for the construction of a fraternity home. Master Street Plan: Fair Park Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Fair Park Boulevard since it is a Item # 8. Minor Arterial. This street may require dedication of r-ight-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape- 1 . Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. There are two parking spaces that encroach into the required buffer area and into the required landscape perimeter. Six foot nine inches (6-9") is the minimum distance allowed; recommend removal of two parking spaces to reach full compliancy. 3. Fair Park is known for its large Oak Trees; it is highly recommend to save any of these on site as possible and to also plant back the same type species; larger caliper than required per the landscape ordinance. 4. 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. The property to the south and to the north are zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and northern perimeters of the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 1, 2012. Item # 8.