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HomeMy WebLinkAboutZ-3987-E Staff AnalysisFebruary 14, 2019 ITEM NO.: 2 FILE NO.: Z-39 NAME: Ritter Communications — Conditional Use Permit LOCATION: 9415 Stagecoach Road OWNER/APPLICANT: Otter Creek Assembly of God Church/John Peterson (Ritter Communications) PROPOSAL: A conditional use permit is requested to allow an equipment building for a fiber optic network on a lease area within an existing R-2 zoned church development at 9415 Stagecoach Road. 2 SITE LOCATION: The site is located on the east side of Stagecoach Road, between Westfield Drive and Bentley Blvd. COMPATIBILITY WITH NEIGHBORHOOD.- The EIGHBORHOOD: The property is located in an area of office -type zoning and uses along the east side of Stagecoach Road, and backs up to rather large area of floodway. Undeveloped 0-1 zoned property is located to the north, with 0-3 zoned property to the south. Undeveloped MF -12 zoned property is located directly across Stagecoach Road to the west. The Westfield and Bentley Court single family neighborhoods are also located to the west. The applicant proposes to construct a small equipment building for a fiber optic network. The building will be located on a rather small lease area within a large church development. The proposed use is compatible with uses in the area. The Otter Creek, Bentley Court and SWLR United for Progress Neighborhood Associations were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: Two (2) driveways (approximately 24 feet in width) from Stagecoach Road serve the existing church development. Paved parking is located on the east, west and south sides of the existing church building. A small gravel overflow parking area is located at the northwest corner of the property. A gravel driveway will extend from the gravel parking area to the lease area for the fiber optic equipment building. Parking for technicians will exist at the lease area. February 14, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-3987 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing single-phase power line feeding the facility immediately to the south of this project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Entergy may also need to be consulted regarding any proposed tie into the "grid" with the proposed generator. Centerpoint Energy: No comments received. AT&T: No comment received. Central Arkansas Water: No comments received. 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. 2 February 14, 2019 ITEM NO.: 2 (Cont.) FILE NO.. Z -3987-E 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. 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. 3 February 14, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z -3987-E 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. 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 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 0 February 14, 2019 ITEM NO.: 2 Cont. FILE NO.: Z -3987-E 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is subject to full commercial plan review and 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; crichev@littlerock.gov or Steve Crain at 501-371-4875; scrainCa).littlerock.gov 7. TRANSPORTATION/PLANNING: CQqnly Plannin : No comments received. Rock Region METRO: We are happy to see the inclusion of sidewalks along the road. We also highly recommend the implementation of a sidewalk connecting the road to the building on the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (JANUARY 23, 2019) John Peterson was present, representing the application. Staff presented the application, noting that some additional information was needed. In response to questions from staff, the applicant noted that the lease area would be fenced with a six (6) foot high chain-link fence with barbed wire and access gates. Mr. Peterson also noted that the generator would be tested once per week on Tuesdays. He stated that a small sign with Ritter Communication's name would be placed on the fence. He also noted that persons coming to the equipment building site would utilize existing parking within the church site and walk to the lease area. The Public Works right-of-way requirement was also briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. 5 February 14, 2019 ITEM NO.: 2 (Cont. STAFF ANALYSIS: FILE NO.: Z - The applicant is requesting a conditional use permit to allow construction of an equipment building to serve a fiber optic network at 9415 Stagecoach Road. The proposed equipment building will be located on a 2,273 square foot lease area within the Otter Creek Assembly of God Church development. The property is zoned R-2 and contains a large church building with paved parking on its east, west and south sides. Two (2) driveways from Stagecoach Road serve the church development. A small gravel overflow parking area is located at the northwest corner of the church site. The proposed lease area is located near the northeast corner of the church property. The lease area will contain on 11.5 foot by 20 foot equipment building and a six (6) foot by 12 foot generator pad. This site will have a gravel driveway from the existing gravel parking area in front of the church, and will have a 6' barbed wire fence with a 12' gate. A second "walk-thru" gate may be necessary, dependent on final gas meter placement. A 24" X 36" sign will be affixed to the gate. The sign will contain the Ritter Communications name and contact information. The applicant notes that the generator will be tested one (1) time per week, typically on Tuesdays. The applicant responded to issues raised at Subdivision Committee. The applicant provided additional information and a revised site plan to staff. The applicant provided additional information on fencing and access to the lease area. The applicant also provided information on the small sign to be placed on the fence of the lease area. To staff's knowledge, there are no outstanding issues associated with this application. Staff believes the proposed lease area with equipment building and generator to serve a fiber optic network in this area is an appropriate use for the property. The proposed lease area is adjacent to a rather large floodway area to the east and undeveloped property to the north. The proposed use should have no adverse impact on the general area. AFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. NING COMMISSION ACTION: (FEBRUARY 14, 2019) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" D February 14, 2019 ITEM NO.: 2(Cont.)FILE NO_: Z -3987-E above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 7