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HomeMy WebLinkAboutZ-9682 Staff Report 050222May 12, 2022 ITEM NO.: 2 FILE NO.: Z-9682 NAME: Gateway Services and Pet Crematorium – Conditional Use Permit LOCATION: 3 Otter Creek Circle DEVELOPER: Gateway Services, Incorporated 2 Daniels Way Cranston, RI 02921 OWNER/AUTHORIZED AGENT: M3 Capitol, LLC – Owner PO Box 263 Bryant, AR 72089 Misty Sirch – Agent SURVEYOR/ENGINEER: Hope Consulting 117 S. Market Street Benton, AR 72015 AREA: 0.97 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03 CURRENT ZONING: I-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Gateway Services is requesting a Conditional Use Permit to allow a pet crematorium and after care services to local veterinarians and families. The property is located at 3 Otter Creek Circle, and is Zoned I-2, Light Industrial District. B. EXISTING CONDITIONS: The property contains an existing one-story, 8,671 square foot industrial building. The property is located east of Interstate I-30 and south of Mabelvale West Road May 12, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9682 2 and takes access from Otter Creek Circle. All surrounding properties are zoned I-2. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: 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. Fire Department: 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. May 12, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9682 3 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. 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. May 12, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9682 4 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. 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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. 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: No comments. May 12, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9682 5 H. ANALYSIS: The applicant is requesting a Conditional Use Permit to allow a pet crematorium and after care services to local veterinarians and families. The property contains an existing one-story, 8,671 square foot commercial building. The property is located east of Interstate I-30 and south of Mabelvale West Road and takes access from Otter Creek Circle. Eighteen (18) existing parking spaces are available on the property. The applicant notes that there will be no changes to the existing parking/paved areas. No changes will be made to the exterior of the building at this time. Staff feels the parking provided is sufficient to serve this use. The applicant notes operating hours will be from 9:00am to 5:00pm, Monday through Friday. The applicant is proposing no additional signage at this time. Any future signage must comply with Section 36-554 of the City’s Zoning Ordinance (Signs permitted in industrial zones). The applicant shows a dumpster on the site plan located in the northeast portion of the property. All dumpsters must comply with Section 36-523 of the City’s Zoning Ordinance. The applicant is proposing no additional lighting at this time. Any new site lighting must be low-level and directed away from adjacent properties. The applicant provided the following statement regarding compliance with State/EPA requirements for pet crematoriums and aftercare services: In Arkansas, any business with the potential to impact air quality is required to obtain the appropriate air quality permits and/or registrations for construction and operation. The Clean Air Act requires the EPA to set National Ambient Air Quality Standards (NAAQS) to protect public health and welfare. Air quality permits are written to ensure sources of air pollution do not interfere with attainment of NAAQS and ensure sources minimize impacts on human health and the local environment. Prior to commencing construction, we will obtain a “General Air Permit for Minor Source Animal/Human Remains Incinerator Facility 1976-AGP-000” and a “Minor Source Permit” from the Arkansas Divisions of Environmental Quality (ADEQ). Before issuing an air quality permit, the ADEQ performs an in-depth review on the proposed operations and their potential emissions. May 12, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9682 6 The final permit includes hourly and annual emission limits, recordkeeping requirements, emission monitoring requirements, operating requirements, and reporting requirements which are in place to ensure state and federal regulations are met. These regulations include Arkansas Air Pollution Control Code (Regulation 18) and Rules of the Arkansas Plan of Implementation for Air Pollution Control (Rule 19). Thus, compliance with all required ADEQ permits ensures compliance with state and federal requirements. Staff is supportive of the requested Conditional Use Permit. Staff feels that this is a good location for a pet crematorium and aftercare services to be provided to local veterinarians and the community. The proposed use is located within an industrial park and not in close proximity to commercial or residential zoning and uses. All surrounding properties are zoned I-2. Staff feels the proposed use will have no adverse impact on the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit, subject to compliance with the comments and conditions outlined in paragraphs E and F, and the staff analysis, of the agenda staff report.