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Home My WebLink AboutZ-9430 Staff AnalysisJuly 18, 2019 ITEM NO.: 2 NAME: Lot 6, Promenade Site Plan Review LOCATION: 16120 Saint Vincent Way DEVELOPER: Tan Hong 27 Weatherstone Pointe Little Rock, AR 42211 501-228-0904 OWNER/AUTHORIZE❑ AGENT: HPA Properties, LLC/Owner White-Daters & Associates/Authorized Agent URVEYOR/ENGINEER: White-Daters & Associates AREA: 1.56 acres WARD: 5 CURRENT ZONING: C-2 VARIANCEMAIVERS: NUMBER OF LOTS: 1 PLANNING DISTRICT: 19 FILE NO.: Z-943 FT. NEW STREET: 0 LF CENSUS TRACT: 42.13 Allow for parking to back into a public access and utility easement Allow for fagade signage on a fagade without public street frontage BACKGROUND_ The subject parcel is the last remaining unbuilt lot in the Promenade at Chenal. This development contains retail, restaurant, and entertainment uses located within several buildings situated around pedestrian ways and vehicular parking. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to construct a 7600 square foot building with associated parking on this lot located in the southwest corner of the Promenade Shopping Center. B. EXISTING CONDITIONS: As noted above, the subject parcel does not contain a structure; however, some parking has been developed on the western portion of the property. The Promenade Shopping Center extends to the north and east toward Rahling Road and Chenal Parkway, respectively. South across Saint Vincent Way the property contains medical uses. Land to the west is wooded and undeveloped. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from area neighborhood associations or property owners. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site. There are no registered neighborhood associations located in the vicinity. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed FIRM effective date should be -revised to June 7, 2019. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 3. A variance should be requested for backing into a service easement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Autho Sewer available to this site. Retain existing sewer easements. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There are existing underground facilities in this area. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. 2 July 18, 2019 SUBDIVISION M NO.: 2 [Cont. Centerpoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: FILE NO.: Z-9430 All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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. 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 backflow preventer shall be required. 3 July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont. Fire Department: Full plan review Maintain Access: Fire Hydrants. FILE NO.: Z-9430 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. 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. 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. I:! July 18, 2019 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: Z-9430 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. 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 of the fire code official. 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. 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. 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 July 18, 2019 SUBDIVISION ITEM NO.: 2 [Cont. F I LE N O.: Z-9430 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 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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 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: No comment received. F. BUILDING CODES/LANDSCAPE: Buildina 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; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain littlerock. gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. a July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: Z-9430 3. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These 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. 4. An irrigation system shall be required for developments of one (1) acre or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Plannina Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: June 26, 2019 The applicant was present. Staff presented the item. The Planning Department requested information on whether any signage was planned. The Public Works comment regarding the variance for parking to back into a public access and utility easement was also noted. The applicant was advised to respond to comments and issues with revisions no later than July 3, 2019. ANALYSIS: The proposed building to a large extent completes the shopping center by filling the void between the surrounding drives and parking areas. The two variance requests are consistent with the development pattern and the moderate vehicular traffic should not cause significant disruption to traffic flow, while the placement of the buildings within the larger center provides visibility for all facades making signage appropriate for each elevation. Staff supports the proposed site plan as the building will serve to complete the center and is congruent with surrounding development. J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda staff report. Staff also recommends approval of the requested variances to allow the parking to back into the access easements and to permit signage on all facades. 7 July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 PLANNING COMMISSION ACTION: (J U LY 18, 2019) The applicant was present. There were no registered 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 and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 noes and 3 absent. 3