HomeMy WebLinkAboutResponse to Comments
5800 Evergreen Drive | Little Rock, AR 72205 | Phone 501.663.8800 | Facsimile 501.588.0123
www.harborenv.com
Environmental | Safety | Engineering
March 8, 2023
Department of Planning and Development
723 West Markham
Little Rock, Arkansas 72201
RE: Z-2204-B, RESPONSE TO CITY COMMENTS
EL CRISTAL EVENT CENTER
7314 GEYER SPRINGS
APPLICATION FOR REZONING TO PD-C
Dear Mr. Price:
This letter is in response to the comments received from the City regarding the above
referenced project. Please find the responses as follows:
Development Comments
1. Provide the maximum number of occupancy for events.
The maximum number of occupancy for events is 100 occupants.
2. Provide the days and hours of operation.
The facility will be available for use seven days a week from 8:00 AM to midnight.
3. Will food and alcoholic beverages be provided?
No, the facility will not provide food nor alcoholic beverages.
4. Will there be a dumpster on the site? If so, show on the site plan. Dumpsters must be
screened as per Section 36-523 of the City’s Zoning Ordinance.
Yes, there will be a dumpster on the site. Please see the revised site plan for the
location of the dumpster. The dumpster will be screened per Section 36-523 of the
City’s Zoning Ordinance.
5. Any site lighting shall be low-level and directed away from adjacent properties.
We agree and will comply. Existing site lighting will be used, is low-level, and is
directed away from adjacent properties.
6. All signage shall comply with Section 36-555 of the City’s Zoning Ordinance.
We will comply.
7. Will there be any bands or live music at events?
Yes, there may be bands and/or live music at events within the building.
8. Will there be any outdoor activities at events?
No, there will not be any outdoor activities at events.
Mr. Romie Price Response to Comments City of Little Rock Z-2204-B – El Cristal Event Center
March 7, 2023 Application for Rezoning to PD-C
Page 2
Civil Engineering Review Comments
1. Due to a complete change of occupancy, existing building is required to comply with
accessibility requirements in accordance with Section 402 & 502 of ICC A117.1-2017 and
2012 Arkansas Fire Prevention Code Sections 3411.4.2.
We will comply.
Fire Marshal Review Comments
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.
We will comply.
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.
We will comply.
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.
We will comply.
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.
Mr. Romie Price Response to Comments City of Little Rock Z-2204-B – El Cristal Event Center
March 7, 2023 Application for Rezoning to PD-C
Page 3
Not applicable. The building is less than three stories less than 30 feet in height.
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.
Not applicable. The building is less than 62,000 square feet in area.
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.
Not applicable. Two fire apparatus access roads are not required.
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.
Not applicable. The building is less than 30’ tall.
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.
Not applicable. The building is less than 30’ tall.
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.
Not applicable. The building is less than 30’ tall.
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.
Mr. Romie Price Response to Comments City of Little Rock Z-2204-B – El Cristal Event Center
March 7, 2023 Application for Rezoning to PD-C
Page 4
Not applicable. The building is less than 30’ tall.
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.
We will comply.
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.
The existing gate width is greater than 20 feet.
2. Gates shall be of swinging or sliding type.
The existing gate is a sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
The existing gate is constructed to allow for manual operation by one person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
We will comply.
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.
Not applicable. The existing gate is manual, not electric.
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.
We will comply.
7. Locking device specifications shall be submitted for approval by the fire code official
We will comply.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
Not applicable. The existing gate is manual, not electric.
9. Gates, intended for automatic operation shall be designed, constructed and installed
to comply with requirements of ASTM F 2200.
Not applicable. The existing gate is manual, not electric.
10. Fire Hydrants
11. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code.
Section
Mr. Romie Price Response to Comments City of Little Rock Z-2204-B – El Cristal Event Center
March 7, 2023 Application for Rezoning to PD-C
Page 5
We will comply.
Central Arkansas Water Review Comments
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
We will comply.
Thank you for your continued review of this zoning application. If further information is needed,
please let me know.
Andrew Rike, P.E.
Enc. Site Plan C100