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HomeMy WebLinkAboutZ-9277 Staff AnalysisDecember 14, 2017 ITEM NO.: 5 FILE NO.: Z-9277 NAME: 1224 Aldersgate Multifamily — Conditional Use Permit LOCATION: 1224 Aldersgate Road OWNER/APPLICANT: Oaland Co. LLC/A. J. Gilbert, Jason Bouwknegt PROPOSAL: A conditional use permit is requested to allow a one - building, 16-unit multifamily development on this 0-3 zoned tract. 1. SITE LOCATION: The property is located on the west side of Aldersgate Road, one lot south of Kanis Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on the western edge of a medical office park. East of Aldersgate Road, south of Kanis, the area is developing as a smaller medical office park. It currently contains several medical offices and clinics. This site is located on the fairly narrow strip between Aldersgate and 1-430. A contractor's office is located to the north. A new multifamily development is currently under construction immediately adjacent to the south. Farther south, additional office uses are located on the west side of Aldersgate. This proposed 16-unit multifamily development on the fringe of an office park appears to staff to be an appropriate use. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow, Twin Lakes and Twin Lakes "B" Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The 16 apartments require 24 parking spaces at 1 '/2 space per unit. The applicant is proposing 26 spaces with a single driveway onto Aldersgate Road. The driveway is located near the southern property line. A connecting driveway joins this project with the applicant's other multifamily development under construction to the south. This driveway will allow for the removal of an emergency -only second driveway located on the northern perimeter of the project to the south. December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. A minimum ten (10) foot wide buffer (6% of the average lot width) is required adjacent to Aldersgate Road. Street buffer north of the site entrance is deficient. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Building landscape areas 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. 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. Dumpsters and trash containment areas shall not be located within the front yard setback area or street side or exterior side yard setback area. A landscape irrigation system shall be required for developments of one (1) acre or larger. For developments less than one (1) acre that do not provide an automatic irrigation system there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 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. 2 December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 5. PUBLIC WORKS: With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. The new back of curb should connect with the existing curb and gutter on the north and south. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. All driveways shall be concrete aprons per City Ordinance. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. 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. 9. Are gates proposed to be installed? If so, show the location of the gates and call box located to provide 60 ft. of vehicle stack from Aldersgate Road. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway should be located at least 250 ft. from the existing driveway to the north. The width of driveway must not exceed 36 feet. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Fee Analysis required. 3 December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three phase, overhead power line running along the east side of Aldersgate Road. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow 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 (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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 0 December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 Fire Department: Full plan review. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey4littlerock.gov or Mark Alderfer at 501.371.4875; malderferCc�littlerock.gov. 7. TRANSPORTATION AND PLANNING: County Planning: No comments. Rock Region METRO: Location is served by Route 3 Baptist Medical Centers on Kanis Rd. We have no objections to the proposed conditional use. Plannina Division: No comments. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 17, 2017) The applicants were present. Staff presented the item and noted little additional information was needed. The applicant was asked to provide the square footage and number of bedrooms for the proposed apartments. Staff asked the applicant to provide a signage plan. Public Works Comments were discussed. It was noted that the proposed driveway location did not comply with the code requirement as far as distance from the driveway on the property to the north. It was noted that the applicant's project currently under construction to the south had two driveways; a full access drive to the south and a fire access only drive to the north. Staff suggested moving the driveway for this current proposed project more to south and eliminating the fire access drive on the adjacent property. Since the two projects are connected by a cross -driveway, the new driveway on this project can also serve as the required second access to the project under construction. In response to a question from staff, the applicant reiterated that there would be no gates on the driveways. Landscape Comments were discussed. It was noted that the landscape strip on the front (street) perimeter fell below the allowable minimum width. The applicant stated he would make the needed modification to the plan to address that issue. 5 December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 Other Agency Comments were noted. The applicant was advised to respond to staff issues by November 22, 2017. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of a single, two-story, 16-unit multifamily development on this undeveloped, .80± acre tract. The development is proposed to consist of the one building and an asphalt -paved parking lot with access off of Aldersgate Road. The parking is designed to have a driveway connection to the multifamily development under construction to the south (also owned by this applicant). The two-story building will contain 8 units per floor. All units are two -bedroom and will contain 1,100 square feet. The building will have an exterior finish of brick and Hardie panel with a pitched, shingled roof. Site lighting will consist of wallpac on the building with cut-off lens to contain the lighting in the site. The asphalt -paved parking lot will contain 26 spaces. 24 spaces are required per the code -required rate of 1 '/z spaces per apartment. Signage will comply with that allowed in multifamily zones. The dumpster will be located on the north side of the property, near the rear (west) of the building. A no -parking turn -around is provided to accommodate the backing movement of the dumpster service vehicle. The dumpster will have a concrete block enclosure to comply with screening requirements. The required landscape areas are indicated. The building has been moved slightly from the initial submittal to provide adequate landscape area at the front of the site. A portion of the street buffer does fall slightly below the required width. Other portions of that buffer exceed the requirement. The required 30-foot buffer along the 1-430 perimeter is maintained in its entirety. As suggested by staff, the driveway onto Aldersgate Road has been moved to the south. A driveway on the south perimeter of this site ties into the adjacent multifamily project currently being constructed by this same applicant. This will allow the overall project to have two driveways. It should result in the elimination of an emergency access driveway on the northern end of the project to the south, with LRFD concurrence. Staff is supportive of the proposed 16-unit multifamily project. The property is located on the western edge of a medical office park; between the office park and the adjacent interstate. It is directly north of, and tied to, a multifamily C� December 14, 2017 ITEM NO.: 5 (Cont.) FILE NO.: Z-9277 development currently being built by this same applicant. The applicant has responded to the issues raised by staff. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Section 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 14, 2017) The applicants were present. There were no objectors present. 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 by a vote of 10 ayes, 0 noes and 1 absent. 7 SUBDIVISION COMMITTEE COMMENTS NOVEMBER 15, 2017 ITEM NO.: 5. 1224 ALDERSGATE MULTIFAMILY CONDITIONAL USE PERMIT 1224 ALDERSGATE ROAD (Z-9277) Planning Staff Comments: 1. Provide property owner — agent authorization. 2. There apparently is no bill of assurance for this acreage tract. 3. Provide square footage and number of bedrooms for apartments. 4. Provide signage plan. Variance/Waivers: • Dumpster is front setback. Public Works- 1. With site development, provide design of street conforming to the Master Street Plan. Construct one- half street improvement to these streets including 5-foot sidewalks with planned development. The new back of curb should connect with the existing curb and gutter on the north and south. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of- way 30 feet from centerline will be required. 4. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. All driveways shall be concrete aprons per City Ordinance. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. 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. 9. Are gates proposed to be installed? If so, show the location of the gates and call box located to provide 60 ft. of vehicle stack from Aldersgate Road. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway should be located at least 250 ft. from the existing driveway to the north. The width of driveway must not exceed 36 feet. ITEM NO.: 5. (CON'T) _ (Z-9277) Utilities and Fire Department/County Planning Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Fee Analysis required. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three phase, overhead power line running along the east side of Aldersgate Road. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow 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 (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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full plan review. ITEM NO.: 5. (CON' Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer a@littlerock.goy . County Planning: No comments. Rock Region METRO: Location is served by Route 3 Baptist Medical Centers on Kanis Rd. We have no objections to the proposed conditional use. Planning Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. A minimum ten (10) foot wide buffer (6% of the average lot width) is required adjacent to Aldersgate Road. Street buffer north of the site entrance is deficient. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Building landscape areas 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. 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. Dumpsters and trash containment areas shall not be located within the front yard setback area or street side or exterior side yard setback area. A landscape irrigation system shall be required for developments of one (1) acre or larger. For developments less than one (1) acre that do not provide an automatic irrigation system there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 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. ITEM NO.: S. (CON'T) (Z-9277) Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, November 22, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday November 29, 2017. The City provided notices form must be used. Proof of notices is to be provided to staff no later than December 8, 2017.