Loading...
HomeMy WebLinkAboutStaff Report for Z-9956May 9, 2024 ITEM NO.: 3 FILE NO.: Z-9956 NAME: Trejo Storage and Commercial Vehicle Parking – PCD LOCATION: 4300 Alpine Lane DEVELOPER: Valencia Trejo/Nereida Mata 4300 Alpine Lane Little Rock, AR 72210 OWNER/AUTHORIZED AGENT: Valencia Trejo/Nereida Mata – Owners Valencia Trejo – Applicant SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 1.0 acres from “R-2” Single-family District to “PCD” Planned Commercial Development to allow for the use of the property for storage and commercial vehicle parking for his landscaping business. Currently, the applicant resides on the property and wishes to continue the residential use. The applicant has stated that they will not conduct business at the location. They request only to allow the storage of business equipment, trucks, and trailers on the property, and the parking of employees’ vehicles on the site. May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 2 B. EXISTING CONDITIONS: The property at 4300 Alpine consists of a single-family residence and a large ancillary building located to the southwest of the main structure. The front of the property looks to have been graveled over to support parking for the business. Gravel has also been added to the rear of the property, as it slopes toward a small creek to the north. The property resides outside of the Little Rock city limits, in the city’s Extra Territorial Jurisdiction. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Summit Energy: No comment. 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. A water main extension will be needed to provide water service to this property. 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: Maintain Access: Fire Hydrants. May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 3 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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 May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 4 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. 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. May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 5 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. If you have any additional questions please contact our office. Contact Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram (501) 918-3756. Parks and Recreation: No comments received. County Planning: Obtain driveway permit from Pulaski County Road and Bridge (501)-340-6800. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-2 to PCD. Storage and Parking South and east of the application area are wooded tracts. To the north is sparsely wooded pasture with a residence. On the west boundary of the subject site is a single-family residence. May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 6 This site is located in the Extra-Territorial Planning Area. Master Street Plan: Alpine Lane is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant proposes to rezone 1.0 acres from “R-2” Single-family District to “PCD” Planned Commercial Development to allow for the use of the property for storage and commercial vehicle parking for his landscaping business. Currently, the applicant resides on the property and wishes to continue the residential use. The applicant has stated that they will not conduct business at the location. They request only to allow the storage of business equipment, trucks, and trailers on the property, and the parking of employees’ vehicles on the site. The property is located just outside the city limits and is within the City’s Extraterritorial Zoning Jurisdiction. The property at 4300 Alpine consists of a single-family residence and a large ancillary building located to the southwest of the main structure. The front of the property looks to have been graveled over to support parking for the business. Gravel has also been added to the rear of the property, as it slopes toward a small creek to the north. The applicant stated that his landscaping business consists of ten (10) employees, who arrive at this site in their personal vehicles and drive the company trucks to job sites. The hours of operation for the business activities will be 7:00 am to 6:00 pm, Monday thru Friday and Saturdays from 7:00 am to 2:00 pm. There will be no dumpsters located at the property. The applicant stated there is no need for one. May 9, 2024 ITEM NO.: 3 (Cont.) FILE NO.: Z-9956 7 The applicant notes all sight lighting will be low-level and directed away from adjacent properties. Staff does not feel this application reasonable and feels that the use is too intense for an area that has traditionally been residential. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD zoning.