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HomeMy WebLinkAboutZ-6783-A Staff AnalysisFebruary 22, 2018 ITEM NO.- D NAME: 15723 Kanis Road Long -form PCD LOCATION: Located at 15723 Kanis Road DEVELOPER: Flake and Kelly Commercial c/o Gary Smith 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR/ENGINEER: Ozark Civil Engineering Inc. 3214 NW Avignon Way, Suite 4 Bentonville, AR 72712 AREA: 8.03 -acres NUMBER OF LOTS: 1 WARD: N/A PLANNING DISTRICT: 18 — Ellis Montain CURRENT ZONING: PCD ALLOWED USE: Plant nursery PROPOSED ZONING: Revised PCD FILE NO.: Z -6783-A FT. NEW STREET: 0 LF CENSUS TRACT: 42.07 PROPOSED USE: C-3, General Commercial District uses and Mini -warehouse (Conditioned Storage) VARIANCE/WAIVERS: None requested. The applicant failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the January 11, 2018, public hearing. February 22, 2018 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -6783-A PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the January 11, 2018, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. TAFF UPDATE: The applicant has not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the February 22, 2018, public hearing. PLANNING COMMISSION ACTIQNV (JANUARY 11, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the February 22, 2018, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE_ The applicant has not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Based on the number of previous deferrals for lack of response to Subdivision Committee comments staff recommends withdrawal of this item, without prejudice. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff stated based on the number of previous deferrals for lack of response to Subdivision Committee comments they were presenting a recommendation of withdrawal of this item, without prejudice. 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. 2 ITEM NO.: 11. NAME: 15723 Kanis Road Long -form PCD LOCATION: located at 15723 Kanis Road Plannina Staff Comments: Z -6783-A 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. 2. Clearly define the lot lines. 3. Provide the days and hours of operation for the facility. 4. Provide the quantitative data including the parcel size, building square footage, areas paved and areas for landscape (percentages). 5. Indicate any private and common open spaces including open space buffers. 6. Provide a development schedule indicating the approximately date when construction of the planned unit development or stages of the planned unit development can be expected to begin and be completed. Is the development proposed in a single phase or multiple phases? 7. Provide details of any proposed fencing, walls the purpose of these elements. Provide the construction materials, total height and location. 8. Provide details of the proposed signage plan including ground signage and building signage. 9. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility. Will the hours of service be limited for the dumpster? If so note the hours of dumpster service. 10.What commercial uses are being proposed for the reuse of the building? C-1, Neighborhood Commercial, C-2, Shopping Center District, C-3, General Commercial 11. Rock Creek is a Greenway Connector for the City's trails system as a part of the City of Little Rock Master Parks Plan. The City currently has a trails system in place along portions of Rock Creek and the bridge under Kirk Road was constructed to allow the trail to continue to the west/northwest. The bridge proposed for this development should be constructed to not encumber the development of the trail system. Variance/Waivers: None requested Engineering Comments: Public Works Conditions: 1. Kanis 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the ITEM NO.: 11. Z -6783-A planned development. The new back of curb on Kanis Road should be located 29.5 feet from centerline. In addition per the Boundary Street Ordinance, the existing bridge should be widened to provide 27 feet of travel lane width from the existing centerline with an additional 12 feet provided for sidewalk, protective barrier wall, and shoulder. The applicant/developer is responsible for 100% of bridge construction on arterial streets for the initial 15 feet of span length to be payed to the City in -lieu of bridge construction. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 4. If the property is proposed to be annexed into the City of Little Rock prior to construction. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases with construction of Phase 1? 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association and detailed in the bill of assurance. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction if construction commences prior to the property prior to annexation. 9. Contact Pulaski County Road and Bridge for any additional conditions of development within the floodplain. 10. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or building permit. An approved letter of map revision must be obtained prior to the issuance of a certificate of occupancy. 13. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons1ittlerock. ov or 501.379.1813 for more information. 15. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, Travis Herbner, therbner( 3a Iit_tlerock.gov or 501.379.1805 for more information. 16. Provide a letter prepared by a registered engineer certifying the intersection sight distance ITEM NO.: 11. Z -6783-A at the intersection(s) comply with 2004 AASHTO Green Book standards. 17. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 18. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 19.A minimum undisturbed strip 25 foot wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 20. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway must be constructed to a private street standard with curb, gutter and sidewalk on one (1) side providing 36 feet of width to the proposed parking aisle driveway. The remaining driveway can be constructed to a private shared access driveway standard with sidewalk on one (1) side. 21. The bridge will be the responsibility of the owner or property owners association to maintain. Utilities/Fire De artmentlParks/Count Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three phase power line running along the south side of Kanis Road in front of this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. 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 the Little Rock Fire Department is required. ITEM NO.: 11. Z -6783-A 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 1. 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. 2. 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. 3. 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. 4. 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 ITEM NO.: 11. Z -6783-A a. 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. b. 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. c. 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. d. 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. 5. 30' Tall Buildin s - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. 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. b. 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. c. 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. d. 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. 6. 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. 7. 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. ITEM NO.: 11. Z -6783-A 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 11. Electric gate operators, where provided, shall be listed in accordance with UL 325. 12. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 8. 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning_ If the property shown on Z -6783-A is not annexed into the City of Little Rock, Pulaski County will need to do a full Site Plan Review for the development prior to construction. A copy of the plan was forwarded to our Public Works Department. John and Daniel will review and provide any relevant comments regarding development in the Floodplain/Floodway. Building Codes/Landscape: Building _Code: 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; cricheYCa3littlerock.gay or Mark Alderfer at 501.371.4875; rnalderfer@liftlerock.gov . ITEM NO.: 11. Landscape: Z -6783-A 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 3. A land use buffer six (6) percent of the average depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west and a portion of the property to the south is zoned R-2, Single-family. The approximate width of the southern portion of the property is 470 feet. A minimum twenty- eight (28) foot buffer will be required on the west property line. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. 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. 5. 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. 6. 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. 7. 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. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10.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. ITEM NO.: 11. Trans ortation/Plannin : Z -6783-A Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located in Ellis Mountain Planning District. The Land Use Plan shows Park/Open Space (PK/OS) and Suburban Office (SO) for this property. Parks/Open Space includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The suburban office category provides 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 applicant has applied for a revised PCD (Planned Commercial Development) to allow mini -warehouse and retail. Master Street Plan: North of the property is Kanis Road it is shown as a Minor Arterial Street 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 a 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 8, 2017.