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HomeMy WebLinkAboutZ-9418 Staff AnalysisMay 15, 2019 ITEM NO.: 12 NAME: Sunset Terrace Long -form PRD LOCATION: 2800 Battery Street Planning Staff Comments: File No. Z-9418 1. Provide notification of the (abutting property owners/property owners 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 May 22, 2019. The Office of Planning and Development must receive the proof of notice no later than May 31, 2019. Variance/Waivers: Variance to allow parking which backs into the street Engineering Comments: Public Works Conditions: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller St. and 27th St. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller St. and 29th St. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Battery St. and 27th St. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Battery St. and 29th St. 5. Consideration should be given for the installation of additional curb and gutter on the private streets within the development to prevent stormwater flows from running across properties. 6. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged, missing, and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Steps in the sidewalk within the public right-of-way should be removed. Access ramps should be installed at the intersections of Schiller St. and 27th St. and Schiller St. and 29th St. Ramps should also be installed at the intersections of 27th St. and Summit St. and the unnamed private street. Access ramps should be installed at the intersection of Battery St. and 29th St. Ramps should also be installed at the intersections of 29th St. and Summit St. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority'. Private Sewer shall be evaluated and renewed as required. ITEM NO.: 12 File No. Z-9418 Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Center pint Ener : 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. 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. 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.: 12 File No. Z-9418 Maintain Access: 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. 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. 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. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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 ITEM NO.: 12 File No. Z-9418 provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 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. One- or Two-Familv Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants ITEM NO.: 12 File No. Z-9418 Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received County Planning_ No comments received Building Codes/Landscape: Building Code: Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 3. 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. Transportation/Planning: Rock Reaion Metro: No comments Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R4 (Singe Family District) to PRD (Planned Residential Development) to the existing Sunset Terrace development and allow for some improvements (no change in use proposed). Master Street Plan: the property is surrounded by 27t' Street, 28th Street, S Schiller and S Battery Streets and they are shown as a Local Street on the Master Street Plan. The primary function of Local Streets 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. These 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. ITEM NO.: 12 File No. Z-9418 Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before May 22, 2019. If you have any questions please contact Dana Carney, dcarne iittlerock. ov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. 0 July 18, 2019 ITEM NO.: E NAME: Sunset Terrace Long -form PRD LOCATION: 2800 Battery Street DEVELOPER: Gorman and, Company 200 N. Main Street Oregon, WI 53575 (352) 327-2815 Metropolitan Housing Alliance 100 Arch Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Metropolitan Housing Alliance/Owner Fennell Purifoy/Authorized Agent SURVEYOR/ENGINEER: Fennell Purifoy, Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 Blew & Associates, Engineers and Land Surveyors 3825 N. Shiloh Drive Fayetteville, AR 72703 McGetrick & McGetrick, Engineers and Surveyors 11601 Bass Pro Parkway Little Rock, AR 72210 FILE NO.: Z-9418 AREA: 9.22 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11 CURRENT ZONING: R-4 ALLOWED USES: Two-family residential; non -conforming multi -family development July 18, 2019 SUBDIVISION ITEM NO.: E (Cont. PROPOSED ZONING: PRD FILE NO.: Z-9418 PROPOSED USE: Multi -family; redevelopment of existing residential housing development VARIANCE/WAIVERS, None requested. BACKGROUND. Sunset Terrace is a 74 unit public housing project constructed in the 1940's which is owned and operated by the Metropolitan Housing Alliance (LR Housing Authority). It contains units ranging in size from 1 bedroom to 5 bedrooms. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicants are requesting approval of PRD zoning to allow for redevelopment of Sunset Terrace, The proposal is to remove the existing structures down to the foundations. The existing structural foundations will be reused (repaired as needed). The new structures will have fiber cement and brick exteriors, asphalt shingled roofs, updated interiors and fixtures and HVAC units. Additional building bump outs will be added to each to increase the bedroom sizes to meet ADFA bedroom square footage standards. The total number of units will not change. Since the existing foundations are being used as the basis of the redevelopment, the overall site development will remain fairly consistent with what is on the site. Some additional parking and upgraded landscaping will be added. On -site parking will be increased from 53 spaces to 72. A new, laundry building will be added near the management building. B. EXISTING CONDITIONS: The site contains 38 one story, residential structures containing 74 dwelling units. There is parking for 53 vehicles located within the site. The State Livestock and Fairgrounds property is located to the west. Single family properties are located to the south, east and north. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the South End Neighborhood Association, the South End Coalition and the South End NBDH Developers. 2 July 18, 2019 SUBDIVISION ITEM NO.: E (Gout.) FILE NO.: Z-9418 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 27th Street. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 29th Street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 27th Street. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 29th Street. 5. Consideration should be given for the installation of additional curb and gutter on the private streets within the development to prevent stormwater flows from running across properties. 6. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged, missing, and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Steps in the sidewalk within the public right-of-way should be removed. Access ramps should be installed at the intersections of Schiller Street and 27th Street and Schiller Street and 29th Street. Ramps should also be installed at the intersections of 27th Street and Summit Street and the unnamed private street. Access ramps should be installed at the intersection of Battery Street and 29th Street. Ramps should also be installed at the intersections of 29th Street and Summit Street. E. UTILITIES/FIRE DEPARTMENT/PARKSICOUNTY PLANNING: Little Rock Water Reclamation Authority: Private Sewer shall be evaluated and renewed as required. Entergy Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Center paint Energy, No comments received. AT & T: No comments received. 3 July 18, 2019 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9418 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. 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. 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 Maintain Access: 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. Ci July 18, 2019 SUBDIVISION M921uI01161111■ 066TiH Grade FILE NO.: Z-9418 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. 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. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. nPnd Fnric 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. 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: 5 July 18, 2019 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9418 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. One- or Two-Familv Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office L July 18, 2019 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9418 (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 3. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R4 (Singe Family District) to PRD (Planned Residential Development) to the existing Sunset Terrace development and allow for some improvements (no change in use proposed). Master Street Plan: The property is surrounded by 27th Street, 28th Street, S. Schiller and S. Battery Streets and they are shown as a Local Street on the Master Street Plan. The primary function of Local Streets 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. These street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 7 July 18, 2019 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-9418 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Revisedplat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before May 22, 2019. If you have any questions please contact Dana Carney, dcarneyAlittlerock.gov or 501.371.6817 or Jamie Collins, qcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff noted the variance to allow parking which backs into the street. It was noted the existing parking did that. Public Works comments were noted. Staff noted the requirement for radial right of way dedication at the intersections. Staff also noted the steps in the sidewalk within the public right of way should be removed and ADA compliant access ramps should be installed as noted in their comments. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by May 22, 2019. The committee forwarded the item to the full commission. The applicants are requesting approval of PRD zoning to allow for redevelopment of Sunset Terrace, a 74 unit public housing project constructed in the 1940's. A new, laundry building will be constructed near the management building. Otherwise, the number of buildings and dwelling units will not change. The applicant responded to the issues raised at subdivision committee. The steps in the sidewalls in the public right-of-way will be removed. Right-of-way will be dedicated at the intersections. A six-foot tall, ornamental metal fence will be erected along some of the perimeters of the site. The site will not be gated nor totally enclosed by the fencing. A single ground -mounted sign will be located near the management office. To staff's knowledge, there are no outstanding issues. J. STAFF RECOMMENDATION: Staff recommends approval of the PRD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. July 18, 2019 SUBDIVISION ITEM NO.- E FILE NO.: Z-9418 Staff recommends approval of the requested variance to allow the parking to back into the street as shown. PLANNING COMMISSION ACTION: (JUNE 6, 2019) The applicant was present. There were no persons present registered in opposition. Staff informed the commission that the applicant had requested deferral of the item on June 6, 2019 to allow time to address some technical issues. There was no further discussion. A motion was made to waive the commission's bylaws to accept the late deferral request. That motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. The item was then placed on the consent agenda and approved for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were not present. There were no registered objectors present. Staff informed the commission that the notice requirement had not been completed and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. 9 August 1, 2019 1relm NAME: Sunset Terrace Long -form PRD LOCATION: 2800 Battery Street DEVELOPER: Gorman and Company 200 N. Main Street Oregon, WI 53575 (352) 327-2815 Metropolitan Housing Alliance 100 Arch Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT. Metropolitan Housing Alliance/Owner Fennell Purifoy/Authorized Agent SURVEYOR/ENGINEER: Fennell Purifoy, Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 Blew & Associates, Engineers and Land Surveyors 3825 N. Shiloh Drive Fayetteville, AR 72703 McGetrick & McGetrick, Engineers and Surveyors 11601 Bass Pro Parkway Little Rock, AR 72210 AREA: 9.22 acres NUMBER OF LOTS: 1 zoning lot WARD: 1 PLANNING DISTRICT: 8 CURRENT ZONING: R-4 FILE NO.: Z-9418 FT. NEW STREET: 0 LF CENSUS TRACT: 11 August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 ALLOWED USES: Two-family residential; non -conforming multi -family development PROPOSED ZONING: PRD PROPOSED USE: Multi -family; redevelopment of existing residential housing development VARIANCE/WAIVERS: None requested. BACKGROUND: Sunset Terrace is a 74 unit public housing project constructed in the 1940's which is owned and operated by the Metropolitan Housing Alliance (LR Housing Authority). It contains units ranging in size from 1 bedroom to 5 bedrooms. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicants are requesting approval of PRD zoning to allow for redevelopment of Sunset Terrace, The proposal is to remove the existing structures down to the foundations. The existing structural foundations will be reused (repaired as needed). The new structures will have fiber cement and brick exteriors, asphalt shingled roofs, updated interiors and fixtures and HVAC units. Additional building bump outs will be added to each to increase the bedroom sizes to meet ADFA bedroom square footage standards. The total number of units will not change. Since the existing foundations are being used as the basis of the redevelopment, the overall site development will remain fairly consistent with what is on the site. Some additional parking and upgraded landscaping will be added. On -site parking will be increased from 53 spaces to 72. A new, laundry building will be added near the management building. B. EXISTING CONDITIONS: The site contains 38 one story, residential structures containing 74 dwelling units. There is parking for 53 vehicles located within the site. The State Livestock and Fairgrounds property is located to the west. Single family properties are located to the south, east and north. C. NEIGHBORHOOD COMMENTS. - Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the South End Neighborhood Association, the South End Coalition and the South End NBDH Developers. 2 August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 27th Street. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 29th Street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 27th Street. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 29th Street. 5. Consideration should be given for the installation of additional curb and gutter on the private streets within the development to prevent stormwater flows from running across properties. 6. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged, missing, and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Steps in the sidewalk within the public right-of-way should be removed. Access ramps should be installed at the intersections of Schiller Street and 27th Street and Schiller Street and 29th Street. Ramps should also be installed at the intersections of 27th Street and Summit Street and the unnamed private street. Access ramps should be installed at the intersection of Battery Street and 29th Street. Ramps should also be installed at the intersections of 29th Street and Summit Street. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING - Little Rock Water Reclamation Auth Private Sewer shall be evaluated and renewed as required. Entergy Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. 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. 3 August 1, 2019 ITEM NO.: E Cont. FILE NO.: Z-9418 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. 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. 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 Maintain Access: 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. 4 August 1, 2019 ITEM NO.: E (Cont. FILE NO.: Z-9418 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. 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. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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. (.atpc 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: 5 August 1, 2019 ITEM NO., E (Cont. FILE NO.: Z-9418 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. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office 6 August 1, 2019 ITEM NO.: E (Cont. FILE NO.: Z-9418 (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received- F. BUILDING CODES/LANDSCAPE: Building Code: Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 3. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R4 (Singe Family District) to PRD (Planned Residential Development) to the existing Sunset Terrace development and allow for some improvements (no change in use proposed). Master Street Plan: The property is surrounded by 27th Street, 28th Street, S. Schiller and S. Battery Streets and they are shown as a Local Street on the Master Street Plan. The primary function of Local Streets 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. These street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 7 August 1, 2019 ITEM NO. E (Cont.) FILE NO.. Z-9418 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before May 22, 2019. If you have any questions please contact Dana Carney, dcarney(a)-littlerock.gov or 501.371.6817 or Jamie Collins, gcollins ,Iittlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT (May 15, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff noted the variance to allow parking which backs into the street. It was noted the existing parking did that. Public Works comments were noted. Staff noted the requirement for radial right of way dedication at the intersections. Staff also noted the steps in the sidewalk within the public right of way should be removed and ADA compliant access ramps should be installed as noted in their comments. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by May 22, 2019. The committee forwarded the item to the full commission. ANALYSIS - The applicants are requesting approval of PRD zoning to allow for redevelopment of Sunset Terrace, a 74 unit public housing project constructed in the 1940's. A new, laundry building will be constructed near the management building. Otherwise, the number of buildings and dwelling units will not change. The applicant responded to the issues raised at subdivision committee. The steps in the sidewalls in the public right-of-way will be removed. Right-of-way will be dedicated at the intersections. A six-foot tall, ornamental metal fence will be erected along some of the perimeters of the site. The site will not be gated nor totally enclosed by the fencing. A single ground -mounted sign will be located near the management office. To staff's knowledge, there are no outstanding issues- J. STAFF RECOMMENDATION: Staff recommends approval of the PRD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. 0 August 1, 2019 ITEM NO.: E (Cont.) FILE_NO.: Z-9418 Staff recommends approval of the requested variance to allow the parking to back into the street as shown. PLANNING COMMISSION ACTION- (JUNE 6, 2019) The applicant was present. There were no persons present registered in opposition. Staff informed the commission that the applicant had requested deferral of the item on June 6, 2019 to allow time to address some technical issues. There was no further discussion. A motion was made to waive the commission's bylaws to accept the late deferral request. That motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. The item was then placed on the consent agenda and approved for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were not present. There were no registered objectors present. Staff informed the commission that the notice requirement had not been completed and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicants were present. There were several interested persons present but none had registered as either in support or in opposition to the item. Staff informed the commission that they had met with the City Attorney's office and it had been determined that the Metropolitan Housing Alliance (Housing Authority) is to be treated as a quasi -political subdivision of the State of Arkansas. Therefore, no zoning action is needed. Staff recommended withdrawal of the item. There was no further discussion. The item was placed on the consent agenda and approved for withdrawal. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. 9