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HomeMy WebLinkAboutPC Minutes for Z-7667-B 061324June 13, 2024 ITEM NO.: 33 FILE NO.: Z-7667-B NAME: Central Acquisitions, LLC – Revised PCD LOCATION: 14410 Cantrell Road DEVELOPER: Central Acquisitions, LLC (Agent) 12610 Lawson Road Little Rock, AR 72210 OWNER/AUTHORIZED AGENT: The 14410, LLC (Owner) PO Box 17326 Little Rock, AR 72222 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 3.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PCD VARIANCE/WAIVERS: None requested. BACKGROUND: On June 3, 2004, the Little Rock Planning Commission approved HWY 10 Business Park rezoning of the property from R-2 to PCD to allow selected C-3 uses, with conditions. On July 20, 2004, the Little Rock Board of Directors approved the rezoning with Ordinance No. 19,172. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to revise the existing PCD to allow previously approved uses, plus C-3 permitted uses. All remaining aspects of the previously June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 2 approved PCD will remain unchanged. The front portion, approximately 11,000 square feet of the site fronting Cantrel Road, is located withing the Highway 10 Design Overlay District (Ordinance No. 15,965). B. EXISTING CONDITIONS: The property contains an existing 2,300 square foot, one-story, wood-frame residential building in the front portion of the property utilized as office space for Central Termite. The rear portion of the property contains a 3,200 square foot, one-story, metal-style warehouse building. Properties in the general area contain a mixture of zoning and uses in all directions. 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. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 3 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 2021 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 2021 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 buildings 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 2021 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 exceeds 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. June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 4 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 placed 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 2021 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 2021 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 allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced 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. June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 5 Multi-Family Residential Developments As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 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 Parks and Recreation: No comments received. County Planning: No comments. June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 6 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any required landscaping must comply with Chapter 15 of the City’s Landscaping Code. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for the requested area. The Commercial (C) 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 on the trade area that they serve. The application is to rezone from PCD to PCD. Surrounding the application area to the west and north are developed Single- Family subdivisions in a Residential Low-Density (RL) area. To the east and south of the site is a partially developed Planned Commercial District with mini-storage and strip commercial uses in an area of Commercial (C). A portion of this site is located in the Highway 10 Overlay District (Ord. 15965). Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan Map. Principal Arterials are roads designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Standard right-of-way of 110 feet is required. Sidewalks are required on both sides. This street may require dedication of additional right-of-way and additional street improvements. Bicycle Plan: Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike Path. Class I Bike Paths are a route designated for the sole use of bicycles that is physically separated from vehicular lanes. June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 7 Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: On June 3, 2004, the Little Rock Planning Commission approved HWY 10 Business Park rezoning of the property from R-2 to PCD to allow selected C-3 uses, with conditions. On July 20, 2004, the Little Rock Board of Directors approved the rezoning with Ordinance No. 19,172. The applicant is now proposing to revise the existing PCD to allow previously approved uses, plus C-3 permitted uses. All remaining aspects of the previously approved PCD will remain unchanged. The front portion, approximately 11,000 square feet of the site fronting Cantrel Road, is located withing the Highway 10 Design Overlay District (Ordinance No. 15,965). The property contains an existing 2,300 square foot, one-story, wood-frame residential building in the front portion of the property utilized as office space for Central Termite. The rear portion of the property contains a 3,200 square foot, one-story, metal-style warehouse building. Properties in the general area contain a mixture of zoning and uses in all directions. Access to the property is from the north side of Cantrell Road from a paved, extended driveway leading to the existing office in the front portion of the site. The driveway continues further to the rear portion of the site that contains a warehouse building. The applicant notes there will be no outside storage of equipment, materials and vehicles and all storage will be contained within the existing warehouse building located at the rear of the property. The applicant notes the primary request for revising the existing PCD to allow C-3 permitted uses is to provide more potential businesses that may inquire about the purchase of the property. The applicant submitted a parking plan designating three (3) additional parking spaces to supplement existing parking spaces on the site. Parking must be present on the site to comply with minimum ordinance standards for any future use(s) of the property. The applicant is not requesting additional signage at this time. Any future signage must comply with Section 36-346 of the City’s Zoning Ordinance. June 13, 2024 ITEM NO.: 33 (Cont.) FILE NO.: Z-7667-B 8 The applicant notes a dumpster will not be located on the site at this time. Any dumpster added in the future must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. Any new site lighting must be low-level and directed away from adjacent properties. Staff supports the applicant’s request to revise the PCD to allow C-3 permitted uses. The property has operated as Central Termite office and warehouse for many years. To staff’s knowledge, there have been no concerns regarding the existing use of the property, including traffic, noise, or lighting. Staff feels the request to include C-3 permitted uses to the existing PCD is reasonable and should have no adverse impact on surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the revised PCD, subject to compliance with the comments and conditions outlined in paragraphs E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 13, 2024) This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete notifications as required.