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HomeMy WebLinkAboutZ-8856 Staff AnalysisMay 16, 2013 ITEM NO.: 5 FILE NO_: Z-88 NAME: Entergy Lawson Road Substation — Conditional Use Permit LOCATION: 14134 Lawson Road OWNER/APPLICANT: Emprise, LLC/Entergy Arkansas PROPOSAL: A conditional use permit is requested to allow a utility substation to be constructed on this R-2 zoned, 18.07 acre tract. 1. SITE LOCATION: The site is located outside of the city limits, within the City's zoning jurisdiction. The property is approximately % mile south of Lawson Road, one mile west of the city limits. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is a wooded hilltop located in a rural, mostly undeveloped area. Large areas of undeveloped property extend to the south, west and east. A few single family homes on larger tracts are located to north and east, off of Lawson Road. The 18 acre tract is part of a 200+ acre property that has previously been approved for a residential subdivision (Ventana Ridge). The new subdivision will eventually be developed adjacent to the substation. The substation is to occupy the center of the wooded, 18+ acre tract with a wooded buffer to remain around the compound and cleared portion of the site. As much as is possible, the proposed substation appears to be compatible with the neighborhood. Notice of the commission's public hearing was sent to all owners of properties located within 200 feet of the site and SWLR United for Progress - -Notice had previously been send to property owners within a X mile of the site for a hearing in, December 2012 before the Arkansas Public Service Commission.._,., 3. ON SITE DRIVES AND PARKING: In conjunction with the proposed new residential subdivision, a road bed has been created, running off of Lawson Road. Entergy has an access easement corresponding to the road bed. A gravel driveway will be constructed off of the road bed to the substation. A gated entry will be May 16, 2013 ITEM NO.: 5 (Cont. FILE NO.: Z-8 placed on the driveway to match the architecture of the subdivision. Additional gates will be placed where the driveway enters the actual fenced compound. At the time the road is paved, a portion of the Entergy driveway will be paved to eliminate the tracking of gravel onto the paved road. There is not a parking lot as such for the substation but there is gravel parking area and driveway sufficient to serve any staff or technicians on the site when needed. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. 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. 5. PUBLIC WORKS COMMENTS: 1. No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside Service Boundary, no comment. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. ----_Nater NO-OBJECT-IONS.-4al-Gent-ral-4r-leans-as-W-ater-requirements-in — --- -- effect at the time of request for water service must be met. A wafer main extension will be needed top rovide water service to this property. 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. 2 May 16, 2013 ITEM NO.: 5 Cont_) FILE NO.: Z-8856 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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. I Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would�ike-to-discuss-backflow-prevention-r quirements for-tilis-project. The facilities on -site will be private_ When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: LRFD: Mutual Aid Agreement: , Fire hydrants per Code and maintain access of at least twenty (20) feet. 3 May 16, 2013 ITEM NO.: 5 Cont. FILE NO.: Z-8856 Crystal FPD: Install fire hydrant on Lawson Road in vicinity of access road to site as per agreement with Entergy and Crystal FPD. Access to the gated compound is to be provided (knox boxes?). County Planning: No Comments. CATA: Site is located outside of service boundary. SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 2013) The applicants were present. Staff presented the item and noted little additional information was needed. Staff requested some information on the anticipated height of the structures and a signage plan, if signage was proposed. Staff stated all areas indicated as wooded buffers were to be marked and protected with orange contractor's fencing prior to any site work commencing and the location -if the fencing was to be verified by staff. Staff stated the driveway apron and a portion of the driveway were to be paved at the time the new street was paved to prevent gravel from being pulled into the street. Comments from the other reviewing agencies were presented. The applicants were advised to provide responses to staff issues by Wednesday, May 1, 2013. The Committee forwarded the item to the full Commission after determining there were no other issues. STAFF ANALYSIS: Entergy Arkansas is requesting approval of a conditional use permit to allow for construction of a utility substation on this unimproved, R-2 zoned, 18.07 acre tract. The 18.07 acre tract is located within a 200+ acre property that has prav-ioGsly-be-�Fri approved-fo-r-a- esidential subdi`visia- V0ntaha -Ridge) . A road bed has been created off of Lawson Road, through the 200 acres. The 18..07.acre tract.fronts. on the -new road. _A_driveway-w-iil_extertsl_.of-oflhe-o.�ad_ approximately 400 feet to the actual substation site. The property is not within the city limits but is in the City's zoning jurisdiction. For several years, Entergy has been working to locate a substation in this general area. The continual increase of planned commercial and residential development in the surrounding area, along with the current substation for this area being at capacity, has made it necessary for EAI to construct a new distribution substation facility to adequately serve the area in the future. 4 May 16, 2013 ITEM NO.: 5 (Cont.) FILE NO.: Z-8856 The property is located east of an existing Entergy 115kV transmission line. A new transmission line will extend from the substation, across the new road, to the 115kV line. The 18.07 acre tract is located approximately 1,400 feet south of Lawson Road. Although the tract is located within the 200+ acres previously approved for Ventana Ridge, it will not be part of the subdivision and will have no bill of assurance. An access easement and utility easement are located over the new road to provide access from Lawson Road to the site. No on -site water or wastewater systems are existing or proposed. Entergy has agreed to fund the installation of an additional fire hydrant on Lawson Road at the request of the Crystal VFD. A 250' X 350' area located in the middle of the 18.07 acre site will be fenced with a six foot tall chain link fence with barbed wire, enclosing the electrical operating facilities. The site is currently in mature forest cover. In general, this forest cover will remain as buffer and landscaping screening outside the proposed limits of clearing within the site. An area around the fenced compound will be cleared as will a pathway for the connecting transmission lines. The applicant estimates approximately half of the site to be cleared with the remainder to be preserved in its current mature wooded state. The noise level from the equipment in the substation will be approximately 50dB. Household items noise level range from 43dB for a refrigerator to 60dB in a normal adult conversation. Low-level'.operational lighting with additional emergency lighting will be placed within the fenced compound. Signage on the site will be as is typical for an Entergy Substation; informational, caution, instructional. Entergy will install a proper apron and 50 feet of paved driveway at the time the new road is constructed and paved. The remainder of Entergy's driveway into and within the substation will remain gravel. Staff is supportive of the proposal. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Lighting is to be low-level and directional, shielded downward and into the site. 5 May 16, 2013 ITEM NO.: 5 Cont. FILE NO.: Z-8856 3. Prior to any site clearing, the wooded buffer areas are to be marked and protected with orange contractor's fencing. The location of the fencing is to be confirmed by staff prior to any site work commencing. Staff recommends approval of a variance to allow the driveway into and within the substation to be gravel subject to a proper driveway apron and 50 feet of driveway paving being installed at the time the new road is constructed and paved. PLANNING COMMISSION ACTION: (MAY 16, 2013) The applicants were present. There were three (3) persons present who had stated they were interested in the item but were not there to object. One (1) letter of opposition had been received by staff and forwarded to the commissioners. Staff presented the item and recommended approval as outlined in the "staff recommendation" above. Staff added the following condition at the request of two (2) of the citizens present in interest and at the agreement of the applicant: 4. Prior to commencing any site work and throughout construction of the Entergy substation project, the access road from Lawson Road to the Entergy site is be kept watered as per common industry practice to reduce dust caused by traffic on the access road. 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, 2 absent and 1 open position. SUBDIVISION COMMITTEE COMMENTS APRIL 24, 2013 ITEM NO.: 5. F,NTERGY LAWSON ROAD SUBSTATION CONDITIONAL USE PERMIT 14134 LAWSON ROAD 7-8856 Planning Staff Commeiits: 1. There is no Bill of Assurance for this acreage tract. 2. All lighting is to be low-level and directional; shielded downward and into the site. 3. What is the anticipated height of structures, towers, etc... within the substation and transmission line easement area? 4. Access drive apron and a portion of the access drive must be paved at the time the new street is paved so as to prevent gravel from being pulled onto the street. 5. At the time of site clearing, all wooded buffer areas are to be marked and protected with orange contractor's fencing. The location of the fencing is to be confirmed with staff prior to any site work commencing. 6. Provide a signage plan, if signage is proposed. Variance/Waivers: • Gravel driveway • Landscape variance to allow existing wooded buffer to serve as required landscaping Public Works: 1. No Comments. Utilities and Fire Department/County Planning: Wastewater: Outside Service Boundary, no comment. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. ITEM NO.: 5. (CON'T) Z-8856 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. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: LRFD: Mutual Aid Agreement. Fire hydrants per Code and maintain access of at least twenty (20) feet. Crystal FPD: Install fire hydrant on Lawson Road in vicinity of access road to site as per agreement with Entergy and Crystal FPD. Access to the gated compound is to be provided (knox boxes?). County Planning: No Comments. CATA: Site is located outside of service boundary. Planning Division: No Comments. Landscape: Site plan must comply with the Qity's minimal landscape and buffer ordinance requirements No issues. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday May 1, 2013. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday May 1, 2013. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than May 10, 2013.