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HomeMy WebLinkAboutStaff Report for Z-8284-ADecember 8, 2022 ITEM NO.: 5 FILE NO.: Z-8284-A NAME: R & D Holdings Office / Warehouse – Conditional Use Permit LOCATION: 8707 Mabelvale Pike DEVELOPER: R & D Holding Partnership P O Box 642 Mabelvale, AR 72103 OWNER/AUTHORIZED AGENT: R& D Holding (Owner) Jonathan Hope (Agent) Hope Engineers 147 South Market St. Benton, AR 72015 SURVEYOR/ENGINEER: Hope Engineers 147 South Market St. Benton, AR 72015 AREA: 2.76 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: C-3 VARIANCE/WAIVERS: No variances requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Conditional Use Permit to allow the use of an existing C-3 zoned property at 8707 Mabelvale Pike for a new one (1) story 12,500 square foot Office / Warehouse Facility. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 2 B. EXISTING CONDITIONS: The site is currently undeveloped with the remains of an existing paved drive at the central north perimeter connecting to Mabelvale Pike. The site is partially tree covered and slopes slightly from north to south. 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: 1. A grading permit is required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 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. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 4. 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. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 3 5. 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 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. 6. 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). 7. 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. 8. Mabelvale Pike is classified as a collector per City’s Master Street Plan. Therefore, dedicate 30 feet of total, additional right of way from centerline of Mabelvale Pike or centerline of right of way [depending on location] per master street plan. 9. Boundary street improvements are required per master street plan on Mabelvale Pike. Boundary street improvements shall include, but not be limited to, reconstruction of one- half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 10. Per City Code Sec. 31-210 (e) (2), for a collector street driveway spacing shall be two hundred fifty (250) feet from driveway centerline to centerline. Minimum driveway spacing from property line shall be one hundred twenty- five (125) feet. Maximum driveway width is thirty-six (36) feet. A lot will require six hundred twenty-five (625) feet of frontage for two (2) drives if the lot is adjacent to an intersection collector street or street of higher classification. Therefore, revise the site plan in accordance with referenced City Code requirements. Single driveway shall be aligned with the existing Mabelvale Drive at the existing intersection, and the proposed driveway width shall be labeled on the revised site plan. 11. Show and label accessible parking spaces and accessible aisles on site plan. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 4 12. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 13. Contact Planning and Development Department 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Summit Energy: No comment. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. 3. Plan revisions may be required after additional review. 4. Contact Central Arkansas Water regarding procedures for installation of water facilities and / or fire service. 5. 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. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 5 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. 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. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 6 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 ofthe 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 Marshals 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 received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: The site development must comply with the City’s Landscape Ordinance (Chapter 15). G. ANALYSIS: The applicant is requesting a Conditional Use Permit to allow the use of an existing C-3 zoned property at 8707 Mabelvale Pike for a new one (1) story 12,500 square foot Office / Warehouse Facility. The site is currently undeveloped with the remains of an existing paved drive at the central north perimeter connecting to Mabelvale Pike. The site is partially tree covered and slopes slightly from north to south. The proposed site plan includes a new paved access drive connecting to Mabelvale Pike at the north central portion of the development with an access December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 7 control gate. The site plan shows multi-directional traffic flow lanes around the perimeter of the property with parking areas circling the new structure. The parking areas proposed include fifty-one (51) regular spaces, and six (6) large loading zone parking spaces at the rear (south) of the proposed structure. Staff believes the proposed parking layout will be sufficient to serve the proposed use. The proposed site plan shows a new structure centered on the 2.76-acre site. The applicant states that the new structure will be approximately 12,500 square feet and be one (1) story in height not to exceed 35’ feet. The structure will contain approximately 5,000 square feet of single use office space within the north section of the structure and approximately 7,500 square feet of warehouse in the south section of the structure. The site plan shows the new structure setback from the property lines over 70 feet on the north, east, west, and south sides with a water detention area located at the southwest corner (rear) of the site. The applicant proposes to provide a twenty-two (22) foot landscape buffer along the north perimeter of the property adjacent to Mabelvale Pike and seventeen (17) foot landscape buffers along the east and west perimeters of the property adjacent to the residential properties. The site must comply with Chapter 15 of the City’s Landscape Ordinance. The applicant states that there will be a perimeter fencing around the entire site with an access-controlled gate at the north access drive connecting to Mabelvale Pike. The applicant states that the dumpster for the development will be within a screened area at the southeast corner of the site. All site lighting will be low level and directed away from adjacent properties. No signage is currently proposed for the development. All proposed signage for the development must conform to Section 36-555 of the City’s Zoning Ordinance. (Signs allowed in commercial zones). The applicant states that the new structure will contain a 5,000 square foot single use office space and a 7,500 square foot material storage warehouse area. The business will be open Monday – Friday: 7:00 am to 5:00 pm. The applicant provided responses and additional information to all issues raised during the staff’s review of the application. To the staff’s knowledge, there are no outstanding issues. December 8, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-8284-A 8 Staff is supportive of the requested Conditional Use Permit to allow the construction of a new office / warehouse facility. Staff views the request as reasonable. The property is in an area surrounded by uses of similar intensity, with similar commercial developments adjacent to the property to the north, east, and south. An industrial subdivision is located to the north, across Mabelvale Pike. The property backs up to mixed Commercial uses along Interstate 30. Staff believes the proposed development will have no adverse impact on the surrounding properties. H STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit to allow the construction of a new office / warehouse facility subject to compliance with the comments and conditions outlined in paragraphs D, E, and F, and the staff analysis, of the agenda staff report.