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HomeMy WebLinkAboutZ-9483 Staff AnalysisJanuary 9, 2020 ITEM NO.: 14 FILE NO.: Z-9483 NAME: 7821 Doyle Springs Road Short -form PID LOCATION 7821 Doyle Springs Road DEVELOPER: 7821 Doyle Springs, LLC 900 South Shackleford Road Suite 615 Little Rock, AR 72211 501-954-8000 OWNER/AUTHORIZED AGENT: 7821 Doyle Springs, LLC/Owner White-Daters & Associates, Inc w/Agent SURVEYOR/ENGINEER: White-Daters & Associates, Inc./Surveyor & Engineer AREA: 4.58 acres WARD: 2 CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: VARIANCEMAIVERS: BACKGROUND: NUMBER OF LOTS: 1 PLANNING DISTRICT: 14 R-2 Single Family Residential Single-family residence FT. NEW STREET: 0 LF CENSUS TRACT: 41.07 PID, Planned Industrial Development 1-2 Enclosed uses None The property at 7821 Doyle Springs contains an industrial building. This site was annexed into the City of Little Rock and zoned R-2, Single Family Residential as is typical and has been operated as a nonconforming use. January 9, 2020 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-9483 The property owner and developer seeks to establish a PID to bring the property into zoning conformance. A. PROPOSALIREQUEST/APPLICAIT'S STA! EMENT: The subject parcel contains 4.58-acres and is located south of interstate 30. immediately east of Doyle Springs Road. The property is currently zoned R-2 and was annexed into the City of Little Rock as a nonconforming use. The developer would like to rezone the property to a Pianned industrial Development. The properties to the west, south, and east are all industrial uses. This request would match the zoning of surrounding properties- B. EXISTING CONDITIONS: The property is developed with a single -story industrial/office/warehouse building of go,$7S square feet. To the north of the structure is an asphalt -pared area ,_ rba s::� used for parking and truck- . The property abuts Interstate 30 to the north. Across Doyle Springs Road to the west is a largely wooded and undeveloped parcel zoned 1-2, Light Industrial. immediately south of this site is a property recently zoned PID containing a commercial/industrial building. To the south of the subject property is another parcel zoned PD-I. This property is developed with a residential structure fronting Doyle Springs Road. The rear of the property is used for a trucking concern. Residential subdivisions are found on either side of Doyle Springs Road south of this property. A substantial industrial area is situated to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or registered neighborhood associations. All property owners within 200 feet of the site along with the Upper Baseline Neighborhood Association were notified of the public hearing. January 9, 2020 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9483 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Doyle Springs Rd is classified on the Master Street Plan as a collector street with a special design standard. A dedication of right-of-way 25 feet from centerline will be required. 2. From a site visit, it appears more than 7 trees have been recently removed from the site without a grading permit in violation of the Land Alteration Ordinance. Prepare a mitigation plan for replacement of the removed trees in conformance with the City of Little Rock landscape and buffer codes. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. 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: No objections; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Full Review 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. 3 January 9, 2020 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: L-0463 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. Caim mer c;Ml and !niv::stria! De':elo rnents — 2 means of access. I - 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 3:+: -- 7 2n s..a} three Stories .. .. irp �. !,�!! h���p at least t�nfn or facilities excle-ediiib 3JO feet or three n i; height s: all . --- _ = 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,O00 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 jvstemj. D 104.3 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. 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 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. 4 January 9, 2020 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9483 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. 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. 5 lane rani W SUBDIVISION ITEM NO.: 14 Cont. F11 E NO.: t-9�4133 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 r., _] b l,qh L.! a �c an� a'i R `?75��.) Nil i ;ber (Capt. Tony Rhodes 501-91 o-375 or Caps. JohIni l uog— �v , n 11 c r t,i i n n ire Hydrants as per Table % i u5. i . and rl..t.l�a.lo.. _f . Parks and Recreation: No comment received. Count Planning: No comment. F. BUILDING CODES/LANDSCAPE: No comment. Landscape: 1. Any new site development must comply with the City's minimal landscape an' ____I fifer nance_requirements. 2, The City Beautiful CoMmisslnn recommends trees as feasible on this site. Credit toward requirements can be given when preserving or larger. G. TRANSPORTATIONIPLANNING: Rock Re ion Metro: No comment received. preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper Planning Division: The request is in the Geyer Springs East Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well -designed "park like" setting. The application is to change an area from R-2 (Single Family District) to PID (Planned Office Development) District to recognize an existing industrial use. Master Street Plan: To the north is Interstate 30 and it is shown as a Freeway on the Master Street Plan. To the west is Doyle Springs Road and it is shown as a Collector on the Master Street Plan. The primary function of a Freeway is to serve through long distance trips, they are always designed as full access control roads (no direct access). The primary function of a Collector is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. January 9, 2020 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-9483 Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019 The applicant was present. Staff presented the item to the committee. Planning staff requested the applicant indicate the proposed uses for the site. Staff would suggest the 1-2 Uses Enclosed. Also, information on proposed signage for the site and the number of parking spaces was requested. Lastly, Planning asked on information regarding proposed operating hours and dumpster locations and screening. Public Works identified Doyle Springs Road is classified as a collector street on the Master Street Plan. A dedication of right-of-way 25-feet from centerline is required. It was also noted a site visit indicated more than 7 trees had been recently removed from the site without a grading permit in violation of the Land Alteration Ordinance. The applicant was requested to prepare a mitigation plan for the replacement of the removed trees in conformance with the City of Little Rock landscape and buffer codes. Landscape confirmed the recent tree removal and concurred with the request for a landscaping plan to mitigate the tree removal and conform with the landscaping and buffering requirements found in city ordinances. The applicant was reminded responses are to be received by December 18, 2019 The committee forwarded the item to the full commission. I. ANALYSIS: Approval of this request would allow for the continued use of the site for light industrial uses and bring the property into zoning conformance. In response to the subdivision comments, it was indicated the proposed uses are those allowed in the 1-2 District. No additional signage is a part of this request. Parking will continue to be provided in the asphalt area adjacent to the frontage road. No restriction on operating days and hours is requested. The property currently is served by dumpsters and no additional facilities are proposed. Collection is limited to daylight hours. Public Works has confirmed the right-of-way for Doyle Springs dedicated by the corporation deed is provides sufficient right-of-way. 7 January 9, 2020 SUBDIVISION I T r=M NO.: 14(Cont.)FILE NO.: Z-9483 A mitigation plan for the tree removal and a landscape plan will be submitted for staff approval. STAFF REC:OMIMIENDA T !ON: Staff recommends approval of the PID subject to compliance with the cof7'iments and conditions outlined in paragraphs D, E, and F and the staff anaiysis in the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the stair recornmendatioi1 above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, iJuding all staff comments and conditions. The vote was 10 ayes, 0 noes, and 1 absent. 91 May 15, 2019 ITEM NO.: 5 NAME: Cantrell Tunnel Wash revised Short -form PCD LOCATION: 7706 Cantrell Road Planning Staff Comments: File No. Z-1002-B 1. Provide notification of the (abutting ragert ownersl ro ert owners within 2D0-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 May 22, 2019. The Office of Planning and Development must receive the proof of notice no later than May 31, 2019. 2. Provide a description of the proposed building; height and exterior materials. 3. Provide description or building elevations showing north side of building. 4. Locate and describe any existing and proposed fencing. 5. What if any mechanical equipment will be located outside the building? 6. Provide area of building coverage, pavement coverage and green space as percentage of overall site. 7. Signage is to comply with that allowed in commercial zones. No signage should be proposed on the Manney Street perimeter. 8. Proposed location of dumpster enclosure is not preferred. Describe screening materials. How is access to the site prohibited after hours? 9. A sound deflection screening wall should be located at the order boards on the opposite side of the traffic lane. Variance/Waivers: Engineering Comments: Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Manney Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Manney St including 5-foot sidewalks with planned development. The new curb and gutter should connect with the existing curb and gutter to the north. 3. All comments on previous approved application apply. Utilities/Fire De artment/Parks/Coun Plannin : Little Rock Water Reclamation Authority: ITEM NO.: 5 File No. Z-1002-B Sewer Available to this site. EAD Review Required for Separator(s) 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 three phase lines located on the south side of Cantrell, and single phase lines on the north side of Cantrell. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy_: No comments received AT & T: No comments received Central Arkansas Water: 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 Waterfor review. Plan revisions maybe 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. 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 ITEM NO.: 5 File No. Z-1002-B Fire Department, Full Plan Review 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. 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. 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. ITEM NO.: 5 File No. Z-1002-B 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 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 Marshals Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: no comments received County Planning: No comments received Building Codes/Landscaap Building Code: Landscape: 1. Site plan 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. The minimum dimension shall be one-half (Y2) the full width requirement but in no case be less than nine (9) feet. A small portion of the south street buffer is rlpfinipnt_ 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of -way. 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. ITEM NO.: 5 File No. Z-1002-B 4. 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, highway or freeway. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. 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 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. 7. Land use buffers are to be maintained adjacent to the R-5 zoned property to the north and R-2 zoned property to the east. 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. 8. 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. Transportation/Planning: Rock Region Metro: No comments Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending ITEM NO.: 5 File No. Z-1002-B on the trade area that they serve. The applicant has applied for revised PCD (Planned Commercial Development) to allow a new car wash (revision to prior approved plan). Master Street Plan: South of the property is Cantrell Road and it is shown as a Principal Arterial street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal 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 plattplan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before May 22, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins(g,,littlerock.gov or 501.371.6818.