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HomeMy WebLinkAboutStaff Report for Z-9732November 10, 2022 ITEM NO.: 7 FILE NO.: Z-9732 NAME: PVK Development – POD LOCATION: 15501 Kanis Road DEVELOPER: Wolfsbridge Development, LLC P.O. Box 8248 Little Rock, AR 72145 OWNER/AUTHORIZED AGENT: Joe White and Associates, Inc. (Agent) 25 Rahling Circle, Suite A2 Little Rock, AR 72223 SURVEYOR/ENGINEER: Joe White and Associates, Inc. (Agent) 25 Rahling Circle, Suite A2 Little Rock, AR 72223 AREA: 1.2860 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: PCD, Planned Commercial Development A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant’s request is to rezone the property from PCD to POD to allow for an office / warehouse similar to Lot B PVK Development, which is located to the southeast at 15315 Kanis Road. The current zoning of the parcel has restrictions limiting to O-2 uses. The applicant is proposing a two-story building that will contain approximately 17,466 square feet. The lower level will be a basement that warehouses vehicles, and construction materials. There will not be any areas of outdoor storage materials or equipment. The first floor of the building will be used for office administration of the construction business. November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 2 B. EXISTING CONDITIONS: The property is currently undeveloped and has frontage along Kanis Road north of Pride Valley Drive. The surrounding parcels to the east, west, and south are zoned PCD. The area to the north across Kanis is zoned O2 with R2 in proximity. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located 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: 1. Provide finished floor elevation (FFE) for all buildings on site plan and grading and drainage plans. 2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 4. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right- of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. 5. Provide accessible route from the public right of way to the proposed building entrance in accordance with 2012 Arkansas Fire Prevention Code Section 1104.1. 6. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 3 BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 7. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 8. A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 9. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 10. Show all flood plain boundaries and flood zones on site plan and grading and drainage plans. 11. If any work is performed in the established 100-year floodplain per latest FEMA FIRM panel, a Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found a thttps://www.littlerock.gov/city-administration/city-departments/public-works/. Special Flood Hazard Development Permits are issued by the Public Works Department at 701 West Markham Street and no fee collected for issuance. Contact Planning and Development Dept. Civil Engineering Private Development at 501-371-4817 or 501-918-5348 or CEPermits@littlerock.gov to schedule an appointment for issuance or to answer any questions. 12. If the proposed structure is being located within the 100-year floodplain, an elevation certificate of the finished floor elevation for each structure must be provided to the Public Works Department at 701 West Markham Street prior to the issuance of a certificate of occupancy. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or 501-918-5348 or CEPermits@littlerock.gov to schedule an appointment for acceptance or to answer any questions. November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit plans and specifications If there will be excavating or filling in the sewer easement. Entergy: No comments received. Summit Utilities: No comments. 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. 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. November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 5 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. 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 November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 6 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. 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. 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. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. 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. November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 7 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. 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: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to revise an existing Planned Commercial Development (PCD) District to allow for the development of office, limited indoor storage and warehouse on to this site. Surrounding the application area, the Land Use Plan shows Suburban Office (SO) use in all directions from the site. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. To the north (across Kanis Road) is an apartment complex – Fitzroy Chenal. This property is zoned O-2, Office and Institutional District with a Conditional Use Permit for apartments. To the south, east and west is land zoned November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 8 Planned Commercial Development (PCD) District. There are mini warehouses on the land to the south and west. To the east is vacant cleared land. Master Street Plan: To the north is Kanis Road, it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is Minor Arterial. This 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. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. H. ANALYSIS: The applicant’s request is to rezone the property from PCD to POD to allow for an office / warehouse similar to Lot B PVK Development, which is located to the southeast at 15315 Kanis Road. The current zoning of the parcel has restrictions limiting to O-2 uses. The applicant is proposing a two-story building that will contain approximately 17,466 square feet. The lower level will be a basement that warehouses vehicles, and construction materials. There will not be any areas of outdoor storage materials or equipment. The first floor of the building will be used for office administration of the construction business. The property is currently undeveloped and has frontage along Kanis Road north of Pride Valley Drive. The surrounding parcels to the east, west, and south are zoned PCD. The area to the north across Kanis is zoned O2 with R2 in proximity. According to the site plan, the new building will be situated toward the back of the lot with parking in front along Kanis Road. The exterior building materials will consist of alternating sections of vertical and horizontal siding panels with stone veneer. The west portion of the property will be retained by the seller for a regional storm water detention facility for all the lots in vicinity. The east and west sides of the parking area will allow access to the basement area of the building in order to warehouse vehicles and construction materials. There will be a shared access easement at the eastern property line along Kanis Road, which will allow vehicular access for the adjoining parcel. The dumpster will be located along the common lot line and will be screened as required by code. There will be no fencing used on this site. November 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9732 9 Staff is supportive of the POD zoning request. Staff views the request as reasonable. The property is a “SO” (Suburban Office) on the city’s future land use plan. The proposed rezoning to POD will be consistent with the future plan and with other existing developments along Kanis Road. The requested POD zoning should have no adverse impact on the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F, and the staff analysis of the agenda staff report.