HomeMy WebLinkAboutZ-9406 Staff AnalysisITEM NO.: 15
NAME: Flagship Homes Townhouse Apartments Short -form PD-R
LOCATION: northwest corner of Florida Avenue and Indiana Avenue
Planning Staff Comments:
File No. Z-9406
1. Provide notification of the (abuttinq propertyowners/propertyowners/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 April 10, 2019. The Office of Planning
and Development must receive the proof of notice no later than April 19, 2019.
Variance/Waivers:
None requested
En ineerin Comments:
Public Works Conditions:
1. A 20 feet radial dedication of right-of-way is required at the intersection of Florida Ave and
Indiana Ave.
2. Florida Ave is classified on the Master Street Plan as a residential street. A dedication of right-
of-way 25 feet from centerline will be required.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in
compliance with ADA recommendations in the public right-of-way prior to occupancy. Remove
old curb cuts and replace with new curb and gutter.
4. Indiana Ave is classified on the Master Street Plan as a residential street. A dedication of right-
of-way 25 feet from centerline will be required.
5. With site development, provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to Florida Ave including 5-foot sidewalks with planned development
adjacent to the subject property from the north property line to Indiana Ave. The new back of
curb should be 26 ft from the existing curb on the east side of Florida Ave.
6. 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.
Utilities/Fire De artment/ParkslCount Plannin :
Little Rock Water Reclamation Authorit :
Residential Sewer Available to this site. Capacity Fee Analysis Required
Enter
ITEM NO.: 15
File No. Z-9406
Entergy does not object to this proposal. There is an existing three phase, overhead power
line on the north side of Indiana Ave. on the south side of this property. It does not conflict with
the project proposal. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Ener : No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
All Central Arkansas Water requirements in effect at the time of request for water service must
be met.
Contact Central Arkansas Water regarding the size and location of the water meter
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.
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.
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.
ITEM NO.: 15 File No. Z-9406
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.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1.
Projects having more than 100 dwelling units. Multiple -family residential projects having
more than 100 dwelling units shall be equipped throughout with two separate and approved
fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single approved fire
apparatus access road when all building, including nonresidential occupancies are equipped
throughout with approved automatic sprinkler systems installed in accordance with Section
903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1.
Projects having more than 200 dwelling units. Multiple -family residential projects having
more than 200 dwelling units shall be provided with two separate and approved fire apparatus
access roads regardless of whether they are equipped with an approved automatic sprinkler
system.
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 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.
ITEM NO
15
File No. Z-9406
County Planning: No comments received.
Building Codes/Landscape:
Building Code: No comments received.
Project is a change in occupancy and is therefore subject to current building code requirements.
Review and approval is required by Building Codes Division before occupancy takes place.
For information on submittal requirements and the review process, contact a commercial plans
examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or Steve Crain at 501-371-4875;
scrain _ littlerock.gov
Note: Fire Separation / Fire Sprinkler required as per 2012 Arkansas Fire Prevention Code
Landscape:
1. Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees
with an average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of
perimeter planting strip. The north and west perimeter planting strips are
deficient.
4. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Transportation/Planning:
Rock Region Metro: No comments received.
Planning Division:
This request is located in West Little Rock Planning District. The Land Use Plan shows
Residential Medium Density (RM) for this property. The Residential Medium Density category
accommodates a broad range of housing types including single family attached, single family
detached, duplex, town homes, 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
ITEM NO.: 15
File No. Z-9406
between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning
from R-4 (Two Family District) to PD-R (Planned Development Residential) to allow the
development of three homes on one 7500 square -foot lot.
Master Street Plan: East of the property is Florida Ave and it is shown as a Local Street on the
Master Street Plan. South of the property is Indiana Ave and it is shown as a 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. These streets may require dedication of right-of-way and may
require street improvements.
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
April 10, 2019. If you have any questions please contact Dana Carney, dcarnevccDIittlerock.gov
or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818.
June 6, 2019
ITEM NO.: C FILE NO.: Z-9406
NAME: Flagship Homes Townhouse Apartments Short -form PD-R
LOCATION: Northwest corner of Florida Avenue and Indiana Avenue
DEVELOPER:
Flagship Homes, LLC
22 Longwell Loop
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Flagship Homes, LLC/owner and agent
n1 1r-11 1rv0-%n irwI1+ILIr-rrS.
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.18 acres
WARD: 3
CURRENT ZONING:
ALLOWED USES:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 3
R-4
Two -Family
ROPOSED ZONING: PD-R
PROPOSED USE
VARIANCE/WAIVERS:
Three -unit townhouse
Reduced perimeter landscape strips around the parking lot
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.03
BACKGROUND:
The lot was previously occupied by a one story, single family residential structure. The
structure was removed within the past year and the lot is currently vacant.
June 6, 2019
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z-9406
A. PROPOSAUREQUESUAPPLICANT'S STATEMENT:
The applicant is requesting approval of a PD-R to allow for the construction of a
two story building containing 3 townhouse dwellings. Two of the units will be three
bedroom and one will be two bedroom. The homes will front onto Florida Avenue.
A seven space parking lot will be located on the north side of the building with
access off of Florida. The building will be designed to complement other buildings
constructed by this applicant on properties adjacent to the north and west. Those
buildings have a finish of brick and siding with pitched, shingled roofs. The
applicant states the units will be built so that they could be sold individually as
condominiums or retained for rental.
B. EXISTING CONDITIONS:
The lot is now vacant. The lot is located in an area characterized primarily by
duplex and multifamily residential development. Multifamily developments are
located to the north and east. Duplex properties are located to the west and south.
The northern edge of a single family residential neighborhood is located one block
to the south. Cantrell road and commercial properties are located one block to
the north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Meriwether Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
A 20 feet radial dedication of right-of-way is required at the intersection of
Florida Avenue and Indiana Avenue.
2. Florida Ave is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Remove old curb cuts and replace with new curb
and gutter.
4. Indiana Ave is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
5. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Florida Avenue including 5-foot
2
June 6, 2019
SUBDIVISION
ITEM NO.: C(Cont.)—FILE NO.: Z-9406
sidewalks with planned development adjacent to the subject property from the
north property line to Indiana Avenue. The new back of curb should be 26 ft.
from the existing curb on the east side of Florida Avenue.
6. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Residential Sewer Available to this site. Capacity Fee Analysis Required.
Entergy:
Entergy does not object to this proposal. There is an existing three phase, overhead
power line on the north side of Indiana Ave. on the south side of this property. It does
not conflict with the project proposal. 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: No comments received.
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Contact Central Arkansas Water regarding the size and location of the water
meter.
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.
3
June 6, 2019
SUBDIVISION
ITEM NO.: G(Cont.)FILE NO.: Z-9406
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.
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.
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.
4
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
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.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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
(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: No comments received.
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littl_erock.org or
Steve Crain at 501-371-4875; scrain = littlerock.gov
4�
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z
Note: Fire Separation / Fire Sprinkler required as per 2012 Arkansas Fire
Prevention Code
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide
trees with an average linear spacing of not less than thirty (30) feet within the
perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30)
linear feet of perimeter planting strip. The north and west perimeter planting
strips are deficient.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
This request is located in West Little Rock Planning District. The Land Use Plan
shows Residential Medium Density (RM) for this property. The Residential Medium
Density category accommodates a broad range of housing types including single
family attached, single family detached, duplex, town homes, multi -family and patio
or garden homes. Any combination of these and possibly other housing types may
fail 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 PD-R (Planned Development Residential) to allow the
development of three homes on one 7500 square -foot lot.
Master Street Plan: East of the property is Florida Ave and it is shown as a Local
Street on the Master Street Plan. South of the property is Indiana Ave and it is
shown as a Local Street on the Master Street Plan The primary function of a Local
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
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. These streets may require dedication of right-of-way and may
require street improvements.
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 April 10, 2019. If you have any questions please
contact Dana Carney, dcarne littlerock- ov or 501.371.6817 or Jamie Collins,
geollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019)
The applicant was present. Staff presented the item and noted there was little
additional information needed. Public Works and Landscape comments were
presented and discussed. Staff explained the code requirement to dedicate right
of way for the abutting streets and to provide half -street improvements to Florida
Avenue. The applicant stated he was trying to improve the neighborhood and
asked about obtaining a waiver of the street improvement requirement. Staff
advised him he would need to make that request to be considered by staff and the
planning commission. Staff noted the proposed site plan indicated landscape
areas that fell below the code minimum. Staff stated a variance would be required
from the City Beautiful Commission to allow the landscape as proposed. Again the
applicant stated he was trying to improve the area. Staff stated if the property were
developed with a duplex residential dwelling, as it is currently zoned, there would
be no street improvement or landscape requirement. The applicant was advised
to meet with staff if he had further questions.
The applicant was advised to respond to staff issues by April 10, 2019. The
committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting approval of a PD-R to allow for construction of a two
story building containing three townhouse dwellings. Two of the units will be three
bedroom and one will be two bedroom. The homes will front onto Florida Avenue.
A seven space parking lot will be located on the north side of the building. The
units will be built so that they could be sold individually as condominiums or
retained for rental.
N
June 6, 2019
SUBDIVISION
ITEM NO.: C(Cont.)FILE NO.: Z-9406
The landscape strips proposed on the three perimeters of the parking area do not
comply with the minimum standards of the landscape ordinance. A variance has
been filed with the City Beautiful Commission to be heard at their June 6, 2019
meeting.
Staff has been working with the applicant to address the issue of street
improvements on the Florida Avenue perimeter. The applicant will construct curb
and gutter across the frontage of his party on that perimeter. Staff will not require
installation of a sidewalk on that perimeter since this site is located at the northern
end of the street and no sidewalk is built in the area north of Meriwether Park.
To staff's knowledge there are no outstanding issues. Staff supports the proposed
PD-R. The proposed development is compatible with uses in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was 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 as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
0