Loading...
HomeMy WebLinkAboutZ-9257-A Staff AnalysisSeptember 12, 2019 ITEM NO.: 4 FILE NO.: Z-9257-A NAME: Village at the Gateway Solar Farm— Conditional Use Permit LOCATION- West of Vimy Ridge Road, north of Pleasant Hill Road OWNER/APPLICANT: Moore Broadway, LLC/owner; McGetrick & McGetrick/authorized agent PROPOSAL: A conditional use permit is requested to allow for development of a solar farm on this undeveloped, 10 acre, R-2 zoned tract. The facility is proposed to support the existing and future development of Village at the Gateway. 1. SITE LOCATION: The site is located west of Vimy Ridge Road, southwest of the now - developing Village at the Gateway residential community and west of the planned Big Rock Plaza mixed use development. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed solar field will be adjacent to the residential and mixed use developments being constructed by this developer. Undeveloped, wooded tracts extend north, west and south of this tract. Once constructed, the solar field is virtually a zero -traffic generator and will create no noise, light or odor. Some screening should be installed on the perimeters of the site to soften the appearance of the solar field from adjacent properties. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLRUP, Alexander Road and Quail Run Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: Access to the site will be via a driveway out of The Village at the Gateway development. No access is proposed from Pleasant Hill Road. No parking area is proposed other than graveled drives within the solar field for use by technicians visiting the site as needed. September 12, 2019 ITEM NO.: 4 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z-9257-A Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. 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 - With site development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road along with full improvements to Village Run Parkway, and Quartz Rock Drive including 5-foot sidewalks with planned development prior to the issuance of the certificate of occupancy. 2. Right-of-way should be dedicated adjacent to the subject property as shown on the previously approved PCD plan. 3. A grading permit in accordance with section 29-186 (c) & (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. 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Storm water 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 owner association. A detention facility was shown on the approved PCD to be on another lot. Confirm the detention facility will be provided as shown on approved PCD plan. 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. 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. 8. It was determined during the review of the previously approved PCD application that Pleasant Hill Road has never been dedicated as a public right-of-way. Pleasant Hill Road is also not mentioned on the General Map Pulaski County Arkansas, showing Official Road Plan 0 September 12, 2019 ITEM NO.: 4 (Cont. FILE NO.: Z-9257 December, 1969 also known as the the Mackey Order recorded on June 26, 1970 and recorded in Book 1111, Page 583. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy Solar farms that connect to the Entergy system must follow the policies set forth by the Public Service Commission and Entergy. The customer should be in contact with Entergy via the email of: cir- arkansas@entergy.com Connected locations and loads must be approved by Entergy. 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. ATU: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Fire Department: No comments. Building Codes: No comments- 3 September 12, 2019 ITEM NO:: 4 (Cont.) FILE NO.: Z-9257-A 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Reaion METRO: No comments. Plannina Division: No comments. SUBDIVISION COMMITTEE COMMENT (August 21, 2019) The applicant was present. Staff presented the item and noted some additional information was needed on the design of the solar array. Staff requested details on proposed fencing and site lighting. Staff asked if the solar array would produce glare that will impact nearby residents and property owners. Staff requested a description of screening of the south perimeter of the site. Public Works comments were presented and discussed. Landscape comments and comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by August 28, 2019. The committee forwarded the item to the full commission. STAFF ANALYSIS: The applicant submitted responses to the issues raised at subdivision committee. The height of the individual solar units will be in the range of 5-7 feet. The units will be aligned primarily facing south. Underground transmission lines will be installed. The only other infrastructure will be a small transformer unit. The site will be enclosed with an 8 foot tall chain link fence with one gate. There is a possibility that security wire will be installed at the top of the fence but that has not been decided as yet. Site lighting will be low level and installed adjacent to the fence. Lighting will be directed inward, shielding it from adjacent properties. The applicant states the solar field will not produce a glare. The applicant intends to leave a 50 foot wide buffer along the south property line. Cedar trees will be planted for screening. A sketch grading plan was submitted and accepted by staff. The solar field will actually be located 5-10 feet below the elevation of Pleasant Hill Road. Screening plants will be placed at the Pleasant Hill Road elevation, further screening the site. The applicant states they will comply with Public Works comments. 4 September 12, 2019 ITEM NO.: 4 (Cont. FILE NO.: Z-9257-A To staff's knowledge there are no outstanding issues. Staff is supportive of the proposal. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the Staff Analysis in this agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda for approval, including all staff comments and conditions. The vote was 6 ayes, 0 noes, 4 absent and 1 open position. 5 SUBDIVISION COMMITTEE COMMENTS AUGUST 21, 2019 ITEM NO.: 4. VILLAGE AT THE GATEWAY SOLAR FARM CONDITIONAL USE PERMIT WEST OF VIMY RIDGE ROAD. NORTH OF PLEASANT HILL ROAD Z-9257-A Planning Staff Comments: 1. There is currently no bill of assurance for this acreage tract. 2. Provide height of solar array units 3. Provide some description of solar array units 4. Locate any other infrastructure to be built in association with the solar array. 5. Confirm the site is to be enclosed with an 8' tall chain link fence with a single gate. Will the fence be topped with security (barbed wire)? 6. Locate and describe any proposed site lighting; should be low-level and directional, shielded downward and into the site. 7. Will the solar array field produce glare that will impact nearby residents and property owners? 8. Provide description of screening of the site along the south perimeter. Variance/Waivers: • None requested. Public Works: 1. With site development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road along with full improvements to Village Run Parkway, and Quartz Rock Drive including 5-foot sidewalks with planned development prior to the issuance of the certificate of occupancy. 2. Right-of-way should be dedicated adacent to the subject property as shown on the previously approved PCD plan. 3. A grading permit in accordance with section 29-186 (c) & (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. 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Storm water 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 owner association. A detention facility was shown on the approved PCD to be on another lot. Confirm the detention facility will be provided as shown on approved PCD plan. 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. 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. 8. It was determined during the review of the previously approved PCD application that Pleasant Hill Road has never been dedicated as a public right-of-way. Pleasant Hill Road is also not mentioned on the General Map Pulaski County Arkansas, showing Official Road Plan December, 1969 also known as the the Mackey Order recorded on June 26, 1970 and recorded in Book 1111, Page 583. ITEM NO. A. _ (CON'T) _ (Z-9257-A) Utilities and Fire Department/Counly Planning, - Little Rock Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: Solar farms that connect to the Entergy system must follow the policies set forth by the Public Service Commission and Entergy. The customer should be in contact with Entergy via the email of: cir-arkansas@entergy.com Connected locations and loads must be approved by Entergy. 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. ATU: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 Fire Department: No comments. Building Codes: No comments. County Planning: No comments received. Rock Region METRO: No comments. Planning -Division: No comments. ITEM NO.A. (CON'T) (Z-9257 Landscape Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. 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, August 28, 2019. Required notice are to be sent via certified mail no later than Wednesday, August 28, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than September 6, 2019.