HomeMy WebLinkAboutZ-9344 Staff AnalysisITEM NO.: 15, Z-9344
NAME: Branson Townhomes Short -form PD-R
LOCATION: 1902 East 4th Street
Plannina Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 25, 2018. The Office of Planning and Development
must receive the proof of notice no later than August 3, 2018.
2. Provide the proposed treatment of the perimeter of the property, including materials and
techniques used such as screens, fences and walls as well as description of uses,
setbacks and their relationship to surrounding uses.
3. Provide the location of the proposed dumpster facilities to serve the development. The
dumpster may not be located within the front yard setback. Provide a note concerning the
required screening of the proposed dumpster facilities to comply with typical ordinance
standards. Will the hours of dumpster service be limited to daylight hours? If so include a
note on the site plan stating such (7 am to 6 pm Monday through Friday).
4. Provide details of any proposed fencing for the development including perimeter fencing
and any proposed interior fencing.
5. The PZD section of the ordinance requires a minimum of 10 to 15 percent of the gross
planned residential district acres to be designated as open space.
6. Will there be a subdivision and/or apartment identification sign? If so provide the
location(s) and the height and total sign area proposed for the signage.
7. Provide the proposed construction materials for the buildings including the proposed
roofing material.
8. Provide the proposed building elevations for the proposed structures.
9. Provide the maximum building height and the number of stories of the proposed
structures.
10. Will the development be constructed in multiple phases or in a single phase? Provide a
detailed phasing plan for the multi -family units.
Variance/Waivers: None requested
Enaineerina Comments:
a01T4VR*M:'i 0 i 0Mre M,
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance
with ADA recommendations in the public right-of-way prior to occupancy.
2. All driveways are to be concrete aprons per City Ordinance.
3. Are gates proposed? If so, the call box should be located 30 feet from the street curb and
a turnaround provided.
ITEM NO.: 15. Z-9344
4. Show proposed location(s) of USPS cluster box units in conformance with USPS and City
of Little Rock policy design standards.
5. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site is to be repaired by the
responsible party prior to issuance of a certificate of occupancy.
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required, with easements, if
new sewer service is required for this project. Separate service connection required for each
townhouse. Capacity fee review required. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. There is an existing single phase,
overhead power line on the north side 4th Street on the south side of this property. There do
not appear to be any conflicts with proposed structures, but the proposed trees/vegetation
placed underneath the power line will not be allowed to grow near the wires supported by the
poles. The proposed vegetation should be low growth type. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. 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 the
Little Rock Fire Department is required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
Fire Department:
1. Full Plan Review — Maintain Access
2. Fire Hvdrants. 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.
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ITEM NO.: 15.
Z-9344
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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.
Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
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. 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.
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
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
ITEM NO.:
15.
Z-9344
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Building Codes/Landscape:
Building Code: 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. This project will require fully developed Architectural, Structural, Civil and MEP
Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route.
Planning Division: This request is located in East Little Rock Planning. The Land Use Plan
shows Residential Medium Density (RM). Residential Medium Density accommodates a
broad range of housing types including single family attached, single family detached, duplex,
townhomes, multi -family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Two
Family District) to PDR. (Planned Development Residential) to develop the site with
townhouses at a density of 19-units per acre.
Master Street Plan: East 4th Street is shown as Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties. Local Streets
that are abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for Commercial
Streets. 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.
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, July 25, 2018.
ITEM NO.: 15 Z-9344
NAME: Branson Townhomes Short -form PD-R
LOCATION: 1902 East 4t" Street
Planning Staff Comments-
1 . Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 25, 2018. The Office of Planning and Development must
receive the proof of notice no later than August 3, 2018. (acknowledged)
2. Provide the proposed treatment of the perimeter of the property, including materials and
techniques used such as screens, fences and walls as well as description of uses, setbacks
and their relationship to surrounding uses. (additional information incorporated on site plan)
3. Provide the location of the proposed dumpster facilities to serve the development. The
dumpster may not be located within the front yard setback. Provide a note concerning the
required screening of the proposed dumpster facilities to comply with typical ordinance
standards. Will the hours of dumpster service be limited to daylight hours? If so include a
note on the site plan stating such (7 am to 6 pm Monday through Friday). (additional
information incorporated on site plan)
4. Provide details of any proposed fencing for the development including perimeter fencing
and any proposed interior fencing. (additional information incorporated on site plan)
5. The PZD section of the ordinance requires a minimum of 10 to 15 percent of the gross
planned residential district acres to be designated as open space. (will comply)
6. Will there be a subdivision and/or apartment identification sign? If so provide the location(s)
and the height and total sign area proposed for the signage. (additional information
incorporated on site plan)
7. Provide the proposed construction materials for the buildings including the proposed roofing
material. (additional information incorporated on site plan)
8. Provide the proposed building elevations for the proposed structures. (providing image of
proposed building)
9. Provide the maximum building height and the number of stories of the proposed structures.
(additional information incorporated on site plan)
10. Will the development be constructed in multiple phases or in a single phase? Provide a
detailed phasing plan for the multi -family units. (additional information incorporated on site
plan)
Variance/Waivers: None requested.
ITEM NO.: 15. Z-9344
Enaineerina Comments:
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance
with ADA recommendations in the public right-of-way prior to occupancy. (acknowledged)
2. All driveways are to be concrete aprons per City Ordinance. (additional information
incorporated on site plan)
3. Are gates proposed? If so, the call box should be located 30 feet from the street curb and
a turnaround provided. (N/A)
4. Show proposed location(s) of USPS cluster box units in conformance with USPS and City
of Little Rock policy design standards. (additional information incorporated on site plan)
5. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site is to be repaired by the
responsible party prior to issuance of a certificate of occupancy. (acknowledged)
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required, with easements, if
new sewer service is required for this project. Separate service connection required for each
townhouse. Capacity fee review required. Contact Little Rock Water Reclamation Authority
for additional information. (acknowledged)
Entergy: Entergy does not object to this proposal. There is an existing single phase, overhead
power line on the north side 4th Street on the south side of this property. There do not appear
to be any conflicts with proposed structures, but the proposed trees/vegetation placed
underneath the power line will not be allowed to grow near the wires supported by the poles.
The proposed vegetation should be low growth type. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this project
proceeds. (acknowledged)
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met. (will comply)
2. 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 the Little
Rock Fire Department is required. (will comply)
3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer. (acknowledged)
2
ITEM NO.: 15. Z-9344
Fire Department:
1. Full Plan Review — Maintain Access (will comply)
2. 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. (will comply)
3. 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. (will comply)
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end
fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads. (N/A, 137' from end of drive to face of curb at street)
5. 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. 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. (will comply)
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
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ITEM NO.: 15.
Z-9344
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200. (N/A)
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end
fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads. (N/A, 137' from end of drive to face of curb at street)
8. 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 (Jason
Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes
501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire
Hydrants as per Table C105.1. (will comply)
Parks and Recreation: No comment received.
County Planning: No comment.
Building Codes/Landscape:
Building Code: 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. This
project will require fully developed Architectural, Structural, Civil and MEP Plans. Contact a
commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock. ov
(will comply)
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route.
(acknowledged)
Planning Division: This request is located in East Little Rock Planning. The Land Use Plan
shows Residential Medium Density (RM). Residential Medium Density accommodates a broad
range of housing types including single family attached, single family detached, duplex,
townhomes, multi -family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Two
Family District) to PDR (Planned Development Residential) to develop the site with townhouses
at a density of 19-units per acre. (acknowledged)
Master Street Plan: East 4t" Street is shown as Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties. Local Streets that
are abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for Commercial
El
ITEM NO.: 15. Z-9344
Streets. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site. (acknowledged)
Bicycle Plan: There are no bike routes shown in the immediate vicinity. (acknowledged)
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, July 25, 2018.
(will comply)
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FILE NO.: Z-9344
NAME: Bronson Townhomes Short -form PD-R
LOCATION: 1902 East 4th Street
DEVELOPER:
Terence Bronson
49 Mountain Vista Drive
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Terence Bronson, (Purchase Agreement)
Williams and Dean Architects, Agent
ARCHITECT:
John Johnson
Williams and Dean Architect — Interior Design
18 Corporate Hill Drive, Suite 210
Little Rock, AR 72206
ci io%iwno-
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.516-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 — East Little Rock CENSUS TRACT: 2
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: One and two-family
PROPOSED ZONING: PD-R
PROPOSED USE: 10-units of townhouse homes
VARIANCE/WAIVERS: None requested.
FILE NO.: Z-9344 (Cant.)
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT-.
The applicant is requesting a rezoning of the site from R-4, Two-family District to
PD-R, Planned Development Residential District, to allow the construction of
townhomes on the property. The property is Lots 9, 10 and 11, Block 5 of
Garland's Addition to the City of Little Rock, Pulaski County, Arkansas. The
property is 150-feet by 150-feet. The existing East 4th Street right of way is
60-feet. The property is vacant with several large trees on the property. An
existing basketball court concrete slab and chain link fencing will be removed with
the new development.
Utilities on the site include a 6-inch PVC sewer line and manhole crossing the
property on the north side, a 2-inch waterline in the East 4th Street right of way and
overhead electrical is along the north East 4th Street right of way. The existing fire
hydrant is approximately 100 feet to the west at the northwest corner of East 4th
Street and Reichardt Street.
The planned townhouse development will consist of two (2) buildings of
five (5) dwellings for a total of ten (10) dwelling units. Each townhouse will be
approximately 1,438 square feet with 2-bedrooms and 2-baths. Each will have a
single car garage and a driveway space for additional parking. The townhouses
will be 3-story wood framed construction with brick and lap siding veneer and
shingle roof. The townhouses will be constructed with 2-hour rated fire walls
separating each unit.
The development will have one (1) access drive from East 4th Street to serve all of
the driveways and garages. The property will be landscaped per the City of Little
Rock Landscape Ordinance requirements. The rear of the homes will have a patio
area screened by a six (6) foot fence, continuous across the entire rear of each
building. A monument sign identifying the development is proposed along the
entry drive.
Each townhouse unit will be leased. The units will be all electric with separate
electrical meters for each unit. Individual sanitary sewer connections to a common
main will be provided for each unit. The property domestic water service will be
master metered with shut-off connections for each unit.
B. EXISTING CONDITIONS:
The lots are currently grass covered with the exception of a basketball court
located on the eastern most lot. The area is predominately single-family but there
are a number of vacant lots within the general area. To the north of the site is the
currently under construction Rock City Yacht Club marina project located along
East 2"d Street. Carver Elementary School is located to the east of this site.
Cheatham Park is located to the south of this site. East 4th Street is constructed
with curb and gutter. There is not a sidewalk in place along this property frontage.
There is a sidewalk in place along the south side of East 4th Street.
2
FILE NO.: Z-9344 (Cont.)
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a registered active neighborhood association located in
the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right-of-way prior to
occupancy.
2. All driveways are to be concrete aprons per City Ordinance.
3. Are gates proposed? If so, the call box should be located 30-feet from the
street curb and a turnaround provided.
4. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site is to be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer main extension required, with
easements, if new sewer service is required for this project. Separate service
connection required for each townhouse. Capacity fee review required. Contact
Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There is an existing single
phase, overhead power line on the north side East 4th Street on the south side of
this property. There do not appear to be any conflicts with proposed structures,
but the proposed trees/vegetation placed underneath the power line will not be
allowed to grow near the wires supported by the poles. The proposed vegetation
should be low growth type. Contact Entergy in advance to discuss electrical
service requirements or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3
FILE NO.: Z-9344 (Cont.
2. 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 the Little Rock Fire Department
is required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
1. Full Plan Review — Maintain Access
2. 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.
3. 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.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
5. 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. 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.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
4
FILE NO.: Z-9344 (Cont.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with U L 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: 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. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
5
FILE NO.: Z-9344 (Cont.
Planning Division: This request is located in East Little Rock Planning. The Land
Use Plan shows Residential Medium Density (RM). Residential Medium Density
accommodates a broad range of housing types including single family attached,
single family detached, duplex, townhomes, multi -family and patio or garden
homes. Any combination of these and possibly other housing types may fall in this
category provided that the density is between six (6) and twelve (12) dwelling units
per acre. The applicant has applied for a rezoning from R-4 (Two Family District)
to PDR (Planned Development Residential) to develop the site with townhouses
at a density of 19-units per acre.
Master Street Plan: East 4th Street is shown as Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets".
A Collector design standard is used for Commercial Streets. 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-
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Mr. Terence Bronson and Mr. John Johnson were present representing the
request.., Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. Johnson provide the proposed treatment of the perimeter of the property. Staff
also questioned if there would be a dumpster on -site. Staff requested the applicant
provide the maximum building height and the number of stories.
Public Works comments were addressed. Staff stated any broken curb and gutter
or sidewalk located in the right of way was to be replaced prior to the issuance of
a certification of occupancy. Staff stated all driveways were to be concrete aprons
per city code. Staff requested the site plan include the USPS cluster box unit in
conformance with USPS and City of Little Rock design standards.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANAI YSI.q-
The applicant has provided an updated site plan and cover letter addressing staff's
concerns raised at the July 18, 2018, Subdivision Committee meeting. The
applicant has provided the treatment of the perimeter of the property, indicated
there will be a dumpster placed on the site and provided the maximum building
height of the proposed site plan. The applicant has also stated they will work with
A
FILE NO.: Z-9344 (Cont.
the US Postal Service to place the mail kiosk in an area that best suits the postal
service and the future residents of the site.
The request is a rezoning from R-4, Two-family District to PD-R, Planned
Development Residential District, to allow the construction of townhomes on the
property. The planned townhouse development will consist of two (2) buildings of
five (5) dwellings in each building for a total of ten (10) dwelling units. Each
townhouse will be approximately 1,438 square feet with 2-bedrooms and 2-baths.
Each unit is proposed with a single car garage and a driveway space for parking.
Parking for multi -family is typically based on one and one-half (1 Y2) parking space
per unit. The parking indicated with two (2) spaces to serve each unit appears to
be adequate.
The townhouses are proposed with 3-stories and a shed roof which slants from
front to the back of the building. The maximum building height proposed to the
mid -point of the roof is 33.6-feet and to the top of the shed roof eave is 36.6-feet.
The units are proposed as wood framed construction with brick and lap siding
veneer and shingle roof.
The development will have one (1) access drive from East 4th Street to serve all of
the driveways and garages. The rear of the homes will have a patio area screened
by a six (6) foot fence, continuous across the entire rear of each building. The
applicant is proposing the patio fences as the required screening along the eastern
and western perimeters. Along the northern perimeter the applicant is proposing
the placement of a six (6) foot privacy fence to screen the properties to the north.
The site plan indicates a 19-foot building setback along the eastern and western
perimeters of the site. The site plan indicates a 15-foot building setback along the
East 4th Street frontage, southern property line and a 20-foot building setback
along the northern property line.
A monument sign identifying the development is proposed along the entry drive.
The sign is proposed with a maximum height of six (6) feet and a maximum sign
area of twenty-four (24) square feet. The signage as proposed complies with
signage typically allowed in multi -family zones.
The applicant has indicated the placement of a dumpster along the northern
portion of the site. The dumpster will be fully screened per typical ordinance
requirements. The hours of dumpster service will be limited to 7 am to 6 pm
Monday through Friday.
Staff is not supportive of the applicant's request. Staff has concerns with the
parking layout, utilizing the driveway to the garage for the second parking space
and with the overall density of the development. The site is currently zoned R-4,
Two-family District which would allow the development of the site with a total of six
(6) units resulting in a density of 11.76-units per acre. The applicant is proposing
to develop the site with an overall density of 19.6-units per acre which staff feels
is too intense.
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FILE NO.: Z-9344 Cont.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had amended the request to reduce the number of units
proposed to eight (8) units. Staff stated the revised site plan also included additional
parking for guest parking which lessened staff's concerns related to on -site parking. Staff
stated the development was a phased development with the potential for each of the
buildings being constructed in a single phase. Staff stated all drives and accesses would
be put in place to allow for proper access and circulation on the site. Staff stated based
on the reduced number of units they were in full support of the request and presented 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 presented
a recommendation of approval of the variance request to allow grading of all the phases
with the development of the first phase. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
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