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HomeMy WebLinkAboutS-1743 Staff AnalysisITEM NO.: 2 NAME: Legion Village Subdivision Site Plan Review LOCATION: located at 315 East Capitol Avenue Planning Staff Comments: S-1743 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 8, 2015. The Office of Planning and Development must receive the proof of notice no later than April 17, 2015. 2. Ground -mounted signs are discouraged and may only be permitted as a variance as per division 2 of chapter 36. Otherwise, permitted signs shall be as in_ section 36- 553, signs permitted in institutional and office zones, of chapter 36. Will there be any ground signage with the proposed development? If so provide details of the location, total height and total area. 3. Provide details of the proposed fencing, materials, location, total height. 4. Provide the maximum building height proposed for the new construction. 5. Any lighting must be placed so as to reflect away from adjacent residential structures. Fixtures adjacent to roadways are to be of a design that minimizes glare to the motoring public. 6. All ground -mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground -mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. The site plan indicates the dumpster located adjacent to 6th Street. 7. Will there be any projections over or into the public right of way. Variance/Waivers: Sign variance, height Public Works Conditions: 1. 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. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 6tt' Street and Rock Street. 3. The call box for the proposed gate to access the parking lot should be located at least 20 feet from the back of the sidewalk. If no call box, the gates should be located at least 20 feet from the back of sidewalk. 4. The dumpster enclosure gate should slide to the side and not open into the right-of- way. 5. Gates are proposed within the public alley. The alley should be abandoned or the proposed gates should open for the public and access not denied. Neighboring property owners use the alley for maneuvering. If the alley is proposed to be fenced, the neighboring properties that take direct access should provide letters in agreement of access being denied or controlled. 6. Repair or replace any curb and gutter, alley pavement, or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain a franchise agreement from Public Works, Bennie Nicolo, bnicolo(a)-littlerock. org or 501.371.4818) for the private improvements located in the right-of-way. 8. The radius of the 6th Street driveway should not extend beyond the adjacent property line. The driveway with a 5 foot radius should be located at least 5 feet off the property line. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Capacity Fee Analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not oppose the proposal. However, there are a couple items which should be noted and may need to be addressed. Contact Entergy in advance regarding future service requirements and facilities location(s). • The bi-fold gates on the west side of the property would hinder 24 hour access to Entergy's existing overhead and underground facilities in case restoration or maintenance work is required. • There is an overhead power line on the west side of Rock Street running the length of the proposed building. All applicable codes and laws must be followed when a structure and/or workers are in the vicinity of energized lines. Minimum approach distance is 10 feet for any worker or 10 feet to anything which they may be carrying Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water is currently in negotiations with the developer, therefore CAW is unable to provide comments at this time, but will at a later date. Fire Department: 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. 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. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. 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 comment received. County Planning_ No comment. r.ATA- Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(M-littlerock.orq or Mark Alderfer at 501.371.4875; malderfer littlerock.or Planning_ Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements, MacArthur Park Historic District, and the Urban Use District. 2. The property is located in the UU urban use district. Street trees a minimum of three- inch caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. 3. Street trees are to be provided on Rock St and 7t" Street. 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre a there shall be a water source within seventy- five (75) feet of the plants to be irrigated. 6. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 8, 2015. April 23, 2015 ITEM NO.: 2 NAME: Legion Village Subdivision Site Plan Review LOCATION: Located at 315 East Capitol Avenue DEVELOPER: Moses Tucker Real Estate 200 River Market Avenue, Suite 501 Little Rock, AR 72201 FNC;INFFR- Grafton Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 0.17 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 UU, Urban Use District 5 - Downtown 44 FI O.: S-1743 FT. NEW STREET: 0 LF VARIANCE/WAIVERS: A reduction the radial dedication of right of way at the intersecting streets. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is seeking site plan review approval for a development located at 315 E. Capitol Avenue. The property is located at the 500 Block of Rock Street. The site is currently a parking lot serving the Elbert's Legion Post building which faces Capitol Avenue. The applicant desires to renovate the one-story, 8,500 square foot commercial building fronting Capitol Avenue and devote the north 5,000 square feet facing Capitol Avenue for restaurant/commercial uses. A glass store front will be added to the north fagade. The 3,500 square feet in the rear of the building will be converted into three (3) residential units or renovated entirely for commercial/restaurant space depending on the market demand. April 23, 2015 SUBDIVISION ITEM NO.: 2 FILE NO.- S- Located on an existing 45-space surface parking lot, the applicant desires to construct a total of 36 new apartments which will front Rock Street. The building will be three (3) stories in height to blend with surrounding structures, include slope roofs and masonry facades. The facade of the building will be primarily siding with some inset portions of the building in brick. The entire site will be gated with surface parking to accommodate 31-parking spaces developed behind the structure and accessed through the alley off of 6th Street. Landscaping will be added to the site to blend with the neighborhood. The property is zoned UU, Urban Use District which allows for the density and use as proposed. The applicant is seeking approval for the abandonment of the alley. Should the alley not be abandoned the applicant also desires to obtain a franchise to gate the alley in this block. The applicant is also requesting a franchise to allow the dumpster gates to swing into the right of way. B. EXISTING CONDITIONS: The site is parking lot serving an adjacent commercial building. To the west is an office building owned by Central Arkansas Water. To the west is an office use. Across East Capitol Avenue is the CATA Bus Transfer station. To the northeast is a new multi -family building under construction. Future to the east is a US Post Office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the Downtown Neighborhood Association and the MacArthur Park Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 6th Street and Rock Street. April 23, 2015 SUBDIVISION ITEM NO.: 2 {Cont. FILE NO.: S-1743 3. The call box for the proposed gate to access the parking lot should be located at least 20 feet from the back of the sidewalk. If no call box, the gates should be located at least 20 feet from the back of sidewalk. 4. The dumpster enclosure gate should slide to the side and not open into the right-of-way. 5. Gates are proposed within the public alley. The alley should be abandoned or the proposed gates should open for the public and access not denied. Neighboring property owners use the alley for maneuvering. If the alley is proposed to be fenced, the neighboring properties that take direct access should provide letters in agreement of access being denied or controlled. 6. Repair or replace any curb and gutter, alley pavement, or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain a franchise agreement from Public Works, Bennie Nicolo, bnicolo .iittlerock.or or (501.371.4818) for the private improvements located in the right-of-way. 8. The radius of the 6th Street driveway should not extend beyond the adjacent property line. The driveway with a 5 foot radius should be located at least 5 feet off the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Capacity Fee Analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not oppose the proposal. However, there are a couple items which should be noted and may need to be addressed. Contact Entergy in advance regarding future service requirements and facilities location(s). The bi-fold gates on the west side of the property would hinder 24 hour access to Entergy's existing overhead and underground facilities in case restoration or maintenance work is required. • There is an overhead power line on the west side of Rock Street running the length of the proposed building. All applicable codes and laws must be followed when a structure and/or workers are in the vicinity of energized lines. Minimum approach distance is 10 feet for any worker or 10 feet to anything which they may be carrying. Centerpoint Energy: No comment received. AT & T: No comment received. 3 April 23, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1743 Central Arkansas Water: Central Arkansas Water is currently in negotiations with the developer, therefore CAW is unable to provide comments at this time, but will at a later date. Fire Department: 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. 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. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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 !I April 23, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.- S-1743 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 replaced 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: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all 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. 5 April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1743 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 comment received. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements, MacArthur Park Historic District, and the Urban Use District. 2. The property is located in the UU, Urban Use district. Street trees a minimum of three-inch caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. 3. Street trees are to be provided on Rock Street and 7th Street. 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 6. 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. April 23, 2015 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: S-1743 Me SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the plan as presented included a variance to allow an increase sign height. Mr. Moses stated he would decrease the height of the sign to comply with signage allowed in the UU, Urban Use Zoning District. Public Works comments were addressed. Staff stated the call box should be redesigned to not stacking traffic on the City street. Staff stated a radial dedication was required at the intersecting streets. Staff stated a franchise agreement was required for the private improvements located in the public right of way. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the technical issues associated with the request raised at the April 1, 2015, Subdivision Committee meeting. The request includes a reduction in the required radial dedications at the intersections of the streets. The request also includes a franchise agreement with the City for improvements located in the right of way. The request is for Subdivision Site Plan Review to allow multiple buildings on a site. The site is proposed as an infill building which is currently a parking lot to serve the Elbert's Legion Post building that faces Capitol Avenue. The cover letter states cosmetic changes will be made to the Legion Post building, in the future but no building expansion will occur. The new apartment building will face Rock Street with parking behind the building to the east. The building is three (3) stories high with thirty-six (36) units. The maximum building height proposed is 51-feet. The building is rectangular in plan with seven uneven bays. The center bay is the primary entrance from Rock Street with an open air first floor with the second and third floor featuring large shutters/louvers. The outside bays are the largest, and the center bay is the smallest. The building is proposed with a gabled roofs running longwise with the building. On the Rock Street facade, alternating bays are inset from the front facade and feature roof planes that are setback from the other bays of roof planes for more interest in the roof area. The end bays are covered in Hardie Board lap siding and are full depth. The bays adjoining the corner bays are inset 7 April 23, 2015 UBDIVISION ITEM NO.: 2 (Cont. NO.: S-174 and feature brick facades. Only two (2) bays feature brick facades. The brick veneer will be a Rosedal Blend, red in color. Fencing appears in multiple areas on this site. Fencing is generally proposed along the north, west and south sides of the property as well as at entrances into the building along 6th Street and Rock Street. Fence and gate material is planned to be Ameristar Montage Classic, pressed spear point, decorative metal fence or similar product, 6-feet in height. The applicant has indicated signage will comply with signage allowed in the UU, Urban Use Zoning District. The building parallels Rock Street on its long axis and sits approximately one foot off of the property line. The relationship to the property line along Rock Street is similar to the three story buildings across Rock Street (511 Rock Street and 401 Capitol Avenue). It is closer to the street than the two smaller scale building to the south along Rock Street (515 and 521 Rock Street) and closer to the street than the neighboring building to the north at 500 Rock Street. Along 6th Street, the setback is similar to the Convenience store to the west. The store is built on the property line and apartments are to be built with a six foot setback. The UU zoning category does not have a setback requirement. The applicant is proposing to place the dumpster along 6th Street. The gates will swing open and into the right of way when the dumpster is being serviced. The applicant has indicated the site plan has been modified to limit conflicts with the public sidewalk. The applicant has also indicated the entrance gate has been placed to limit conflicts with the public sidewalk. The applicant states the dense nature of the development will not allow for a 20-foot separation between the entrance gate and the sidewalk. The request includes a waiver of the 20-foot radial dedication request at the intersection of 6th and Rock Streets. Staff is supportive of the request. The applicant is requesting approval of a subdivision site plan, multiple building site plan, to allow the construction of a new apartment building on the site while maintaining an existing building located on the site. Staff does not feel the request for the reduction in the radial dedications will adversely impact the development or the area. 0 April 23, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1743 I. STAFF RECOMMENDATION: Staff recommends 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 recommends approval of the reduction in the radial dedications for the intersecting streets. PLANNING COMMISSION ACTION: (APRIL 23, 2015) 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 presented a recommendation of approval of the reduction in the radial dedications for the intersecting streets. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. N