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HomeMy WebLinkAboutS-1553 Staff AnalysisRESPONSES: ITEM NO.: 5. S-1553 NAME: Gains and Garland Subdivision Site Plan Review and Right of Way Abandonment for a portion of Garland Street LOCATION: located on the Northwest corner of Garland and Gains Streets Planning Staff Comments- 1 . Complete. 2. In progress. 3. Complete. 4. Identified four spaces for "phase 1" parking on plan. 5. Heights noted on plan. 6. Fencing noted on plan. 7. Building sign location and size shown on drawing. Public Works Conditions: 1. Ownership of the right-of-ways belongs to the City according to Keanti McKinney at AHTD. 2. Acknowledged. 3. We will provide signage and obstructions necessary to prevent U-turns. 4. We will coordinate all work with the traffic department. 5. A hammerhead turn -around will be provided. See drawing. 6. We will apply for contribution in -lieu of construction. Drain lines will be added. See drawings. 7. All improvements with Hwy 10 row will be coordinated and permitted. 8. OK 9. OK 10.OK 11.OK 12.OK Utilities and Fire Department/County Planning: Wastewater: This has been reviewed with Wastewater. All construction is outside of easements. If additional area is needed outside of easements, units will be moved. Entergy: We have an on -site meeting scheduled with Entergy. Center -Point Energy: No comment received. Item # 5 AT & T: No comment received. Central Arkansas Water: All plans will be submitted to CAW for review. Fire Department: Gates are widened, access is provided, and hydrant is added. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Project will require some variance for buffers. 2. Project will require some variance for UU zoning. 3. Have discussed with Mark Webre and will have approval. 4. Buffer and landscaping added at many locations —see drawing from CBC will be requested. 5. OK —see drawing. 6. OK 7. Existing trees will be kept where possible. Revised lat/plan: Complete. Variance Item # 5 NAME: Gains and Garland Subdivision Site Plan Review and Right of Way Abandonment for a portion of Garland Street LOCATION: located on the Northwest corner of Garland and Gains Streets Planninq Staff Comments: 1. Provide notification of all property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than January 3, 2007. The Office of Planning and Development must receive the proof of notice no later than January 12, 2007. 2. Provide letters from the five utility companies stating their approval of the abandonment or stating their request for needed easements including dimensions. 3. Provide a letter from an abstract company or equally reliable source which shall delineate the reversionary rights in the right of way and the source of dedication. A petition signed by all persons owning the property which abuts the right of way to be abandoned is require. 4. The site plan indicates one parking space under the building for the units in Phase I of the development for a total on nine parking spaces. The ordinance would typically require the placement of thirteen parking spaces. The remaining phases indicate adequate parking to meet the typical minimum ordinance requirement. During the first phase where will additional parking be provided? 5. Provide details of the proposed fencing including the total height as a note on the site plan. 6. Is fencing proposed along the river side of the proposed development? If so indicate on the proposed site plan. 7. Is any signage proposed for the development? Indicate the location along with a note indicating the total height and area. Variance/Waivers: Public Works Conditions: Some right-of-way in this area has been deeded to AHTD by the City many years ago. The ownership of the Garland Street and Gaines Street right-of-way should be verified. 2. Easements should be maintained in closed right-of-ways. 3. Provide plan showing access to/from LaHarpe that meets the AASHTO Green Book Standards. U-turns will not be allowed for westbound traffic on La Harpe at the east curb cut and at State Street. Item 9 5 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. 5. Turn around must be provided for a WB-30 vehicle attempting to enter development. The gates must be moved further east to provide at least 30 feet of stacking outside of the public right-of-way for vehicles. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. All driveways shall be concrete aprons per City Ordinance. 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10.If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main outfall located on the property not shown on the drawing. No construction within easement for outfall is allowed. The site plan should show outfall and easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Central Arkansas Water has no objection to the closure of this street right-of-way. We do, however, have water facilities in Summit Street and a portion of Gaines Street, some of which are not shown on the project plans. We request that the portion of this closure which falls within the affected area be retained as a utility easement. The existing fire hydrant may need to be relocated or converted to a private fire hydrant, depending on the recommendation of the Little Rock Fire Department. 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. Onsite fire hydrants will be required. 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. Please submit the plans for the private Item # 5 fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. The gates and drive must maintain a minimum gate opening of 20-feet in all areas. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan must comply with all the City's minimal Urban Use UU overlay requirements. 3. Coordination with the City of Little Rock's Parks and Recreation Department are required for the adjoining City trail system. Approval from this department is required prior to the issuance of a building permit. 4. The minimum landscape and buffer width is not being met. The minimum is 6 foot nine inches (6-9"). A variance from this minimum requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement is an average of 24 foot and in no case less than half. Currently, this proposal is not meeting this minimal average requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 6, 3007. Item # 5 January 18, 2007 ITEM NO.: 5 FILE NO.: 5-1553 NAME: Gaines and Garland Subdivision Site Plan Review and Right of Way Abandonment for a portion of Garland Avenue LOCATION: located on the Northwest corner of Garland Avenue and Gaines Streets EVELOPER: Hank Kelley, Jr. 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Heiple Wiedower Architects and Planners 319 President Clinton Avenue Little Rock, AR 72201 AREA: 1.56 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 CURRENT ZONING: UU — Urban Use District PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 9 VARIANCESM/AIVERS REQUESTED: 1. A variance to allow an increased fence height along the eastern perimeter. 2. A variance to allow a reduced street buffer along Garland Avenue. 3. A variance to allow a reduced landscape strip along the eastern and western perimeters. January 18, 2007 SUBDIVISION ITEM NO_: 5 Cont. FILE NO.: S-1553 A. PROPOSAUREQUEST: The applicant is proposing a Subdivision Site Plan Review for the property located on the Northwest corner of Gaines Street and Garland Avenue and a right of way abandonment for a portion of Garland Avenue. The proposal includes the development of residential housing in three phases. The first phase of the development will include construction of nine townhouses of traditional residential type structural composition of approximately 1,800 square feet each built adjacent to the Arkansas River with parking beneath each unit and to the south. Phase two will consist of an additional eight townhomes of the same size and structural composition. The final phase is being planned with parking for 48 automobiles on two levels and an additional 24 flats of 1,800 square feet each built on four levels on top of the parking structure. The development is proposed as a gated community with access to the site from Garland Avenue. The site plan indicates the placement of two gates maintaining a minimum 20-foot gate opening. The application request also includes the abandonment of a portion of Garland Avenue located along the southern perimeter of Lot 8, Block 181 Original City of Little Rock. North Gaines Street located along the eastern perimeter was abandoned by the Little Rock Board of Directors through the adoption of Ordinance No. 14,899. B. EXISTING CONDITIONS: The site is a mixture of gravel and concrete and is currently being used as a parking lot. To the north of the site is a railroad spur located on the banks of the Arkansas River. To the east of the site is a power substation. To the south of the site is LaHarpe Street and west of the site is an office use. Other uses in the area include the Police Department and City Hall located to the south and residential uses located to the northwest. LaHarpe Street is a four lane median roadway with a break at State and Chester Streets. There is not a sidewalk in place abutting the proposed development area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received informational phone calls only from area residents. All property owners located within 200-feet of the site and the Downtown Neighborhood Association, the River Market District Neighborhood Association were notified of the public hearing. 2 January 18, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1553 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Some right-of-way in this area has been deeded to AHTD by the City many years ago. The ownership of the Garland Street and Gaines Street right-of- way should be verified. 2. Easements should be maintained in closed right-of-ways. 3. Provide plan showing access to/from LaHarpe that meets the AASHTO Green Book Standards. U-turns will not be allowed for westbound traffic on La Harpe at the east curb cut and at State Street. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 5. Turn around must be provided for a WB-30 vehicle attempting to enter development. The gates must be moved further east to provide at least 30 feet of stacking outside of the public right-of-way for vehicles. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. All driveways shall be concrete aprons per City Ordinance. 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main outfall located on the property not shown on the drawing. No construction within easement for outfall is allowed. The site plan should show outfall and easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 3 January 18, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1553 Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Central Arkansas Water has no objection to the closure of this street right-of-way. We do, however, have water facilities in Summit Street and a portion of Gaines Street, some of which are not shown on the project plans. We request that the portion of this closure which falls within the affected area be retained as a utility easement. The existing fire hydrant may need to be relocated or converted to a private fire hydrant, depending on the recommendation of the Little Rock Fire Department. 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. Onsite fire hydrants will be required. 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. Please submit the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly: (RPZA) 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 Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. The gates and drive must maintain a minimum gate opening of 20-feet in all areas. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 51 January 18, 2007 SUBDIVISION ITEM NO.: 5 (Cont. F G.. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: FILE NO.: S-1553 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan must comply with all the City's minimal Urban Use UU overlay requirements. 3. Coordination with the City of Little Rock's Parks and Recreation Department are required for the adjoining City trail system. Approval from this department is required prior to the issuance of a building permit. 4. The minimum landscape and buffer width is not being met. The minimum is 6 foot nine inches (6'-9"). A variance from this minimum requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement is an average of 24 foot and in no case less than half. Currently, this proposal is not meeting this minimal average requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible. Credit toward fulfilling Landscape* Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) Mr. Hank Kelly was present representing the request. Staff presented an overview of the proposed development indicating there were technical issues remained outstanding associated with the request. Staff stated additional documentation was needed concerning the requested right of way abandonment. Staff questioned the location of guest parking for the first phase of the development. Public Works comments were addressed. Staff stated easement should remain in the closed right of way. Staff also stated a portion of the right of way was previously dedicated to AHTD. Staff suggested the applicant verify the existing right of way for Garland Street. Staff noted a grading permit would be required prior to development of the site. Staff also noted permits would be required from the City and AHTD prior to improvements being completed in the right of way. Landscaping comments were addressed. Staff stated the Little Rock Parks Plan indicated a trail along the northern boundary of the property. Staff requested the applicant note the trail on the proposed site plan. Staff also stated the indicated landscape strip did not appear to meet the minimum requirement. Staff stated a 5 January 18, 2007 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S-1553 variance from this minimum requirement would require City Beautiful Commission approval. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing some of the issues raised at the December 28, 2006, Subdivision Committee meeting. The applicant has indicated the location of guest parking for the first phase of the development. The applicant has also roted the proposed fencing and the total building height on the proposed site plan. The request includes the abandonment of a portion of Garland Street. There are conflicting records indicating the ownership of Garland Street. After further review it has been determined the right of way is owned by the State of Arkansas. The abandonment request is no longer a part of the application request. The site plan indicates the placement of a five foot decorative iron fence along the street side of the development. The site plan indicates the placement of five feet of landscaping on the applicant's property with the remainder of the landscaping located within the right of way. Typically a 24-foot average landscape strip is required along the street side and in no case less than one half. As indicated, the site plan does not appear to meet this minimum requirement. The side yard landscape strips do not appear to meet the typical minimum ordinance standard. A minimum of six feet nine inches is typically required which may be reduced by 25 percent requiring a 5.175 landscape strip. The site plan indicates the placement of a six foot nine inch landscape strip along the eastern and western perimeters but the landscape strip is reduced to one foot along the northeastern and northwestern perimeters. The applicant has also indicated Entergy will not allow the placement of vegetation within the easement or along the eastern perimeter due to concerns with lack of maintenance. The site plan indicates the placement of an eight foot screening fence along the eastern perimeter and a six foot screening fence along the western perimeter. The ordinance typically allows a maximum fence height of six feet. The site plan indicates the construction of carport structures located within a 50-foot utility easement. There are eight carport structures proposed to serve the units all or portions of all the carport structures are located within the utility easement. Typically building construction is not allowing within a utility easement. According to the applicant if the site plan is approved the garage structures will be removed from the final site plan. 0 January 18, 2007 SUBDIVISION ITEM NO.: 5 (Cont. The site is located adjacent to the City Trails indicated they will seek approval from the Little Department prior to construction of a walkway with the development to the river. FILE NO.: S-1553 system. The applicant has Rock Parks and Recreation a gated entrance connecting Public Works staff has concerns with the proposed access to the site. The site plan indicates the placement of a median across Gaines Street to eliminate u-turns into the site. Staff also has concerns with u-turns at State Street for westbound motorists. Staff also has concerns with the indicated turn -around proposed for the site at the gated entrance. Staff and the applicant are continuing to review the proposed access to the site and staff will provide a recommendation at the public hearing concerning this issue. The site is located within the UU Zoning District which does not allow for ground mounted signage and no on -site parking is required. The applicant has indicated ground mounted signage is not anticipated to identify the development. Although, parking is not required, the site plan indicates the placement of sufficient parking on site to serve the typical parking demand of a multi -family development. Staff is supportive of the concept of the development but has concerns related to access from LaHarpe and the proposed gate construction design. The applicant and staff are continuing to meet to discuss options for development of the site. One option is to allow a slip ramp from LaHarpe to Garland Avenue to allow westbound motorists easy access to the site. The developer is reviewing this proposal to determine of the alternative is cost feasible. As stated staff is continuing to work with the applicant and staff will provide a recommendation at the public hearing. STAFF RECOMMENDATIONS: Staff recommendation forthcoming. NING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the associated variances related to the reduced landscaping and buffer ordinance requirements and the associated variances from the UU zoning district. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7