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HomeMy WebLinkAboutS-1585-A Staff AnalysisD105.2 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. 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. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Building 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; crichev@littlerock.org or Mark Alderfer at 501.371.4875; maiderfer(a)_littlerock.org. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project." 3. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 1, 2015. July 16, 2015 ITEM NO.: NAME: LM Wind Power Subdivision Site Plan Review LOCATION: Located at 8000 Frazier Pike Road DEVELOPER: LM Wind Power 8000 Frazier Pike Little Rock, AR 72202 SURVEYOR: Eric Warford P.O. Box 505 Benton, AR 72018 AREA: 135.0 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: VARIANCEM/AIVERS BACKGROUND: NUMBER OF LOTS: 1 1-3, Heavy Industrial 25 - Port 40.07 None requested. FILE NO.: S-1585-A FT. NEW STREET: 0 LF A Subdivision Site Plan Review was approved for this site on August 30, 2007. The approval was to allow multiple buildings in a multi -phase development on a tract containing 135 acres. The facility was proposed to manufacture wind turbine blades. The approval allowed a height variance up to 65 feet. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. LM Wind Power is requesting to modify their previously approved site development plan for the property located at 8000 Frazier Pike Road. The site development plan includes 135 acres. LM Wind Power is proposing to construct two (2) 44,380 square foot pre-engineered metal production buildings on the north end of their property July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A along with associated parking lots. Additionally LM Wind Power desires to revise the improvement layout previously shown on the south end of the property to allow construction of a 52,000 square foot warehouse/production building and an 11,000 square foot warehouse along with associated parking. Both buildings on the south end of the property will be pre-engineered metal building construction. The construction of the buildings will allow LM Wind Power to centralize all of their production and warehousing operations on one site. EXISTING CONDITIONS: The site is located in the Little Rock Port with frontage on Lindsey and Frazier Pike Roads with access to rail, interstate and the slack -water harbor. The employee parking is accessed from Frazier Pike Road. The northern portion of the site adjacent to Lindsey Road is being used as storage for completed windmill blades waiting for shipment. Surrounding properties are zoned 1-3, Heavy Industrial and contain a variety of manufacturing and heavy industrial uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Apple Blossom and College Station Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS - PUBLIC WORDS CONDITIONS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Stormwater detention ordinance does not apply to this property. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. 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. 5. A grading permit in accordance with Section 29-186 (c) and (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. 0r July 16, 2015 SUBDIVISION NO.: 3 (Cont.) FILE NO._ S-1585-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer plan review required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. This existing customer's buildings on this site are currently served via a primary metering point and all electrical distribution facilities past the meter point belong to the customer. The customer should contact Entergy in advance if changes in the electrical service are required to meet the electrical needs of the new building. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first 3 July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. 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. 2 July 16, 2015 SUBDIVISION NO.: 3 (Cont.) FILE NO.- S-1585-A 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 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. 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. 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. 5 July 16, 2015 SUBDIVISION M NO.: 3 (Co FILE NO.: S-1 585-A 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. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. Count Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAUDESIGN: Building 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; cricheVCdflittlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Planning Division: No comment. 1.1 July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any existing landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 3. 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. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Eric Warford was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the total square footage of the principal and accessory buildings. Staff also requested he provide the floor area of the principal and accessory buildings. Public Works comments were addressed. Staff stated all drives were to have concrete aprons per City ordinance. Staff also stated the City's stormwater detention ordinance would apply to the development of the site. Staff stated a grading permit in accordance with Section 29-185 was required prior to any land clearing or grading activities on the site. Landscaping comments were addressed. Staff stated any existing landscape or irrigation disturbed by the new construction was to be repaired or replaced before completion and final inspection. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the total square footage of the principal and accessory buildings. The applicant has also indicated any damaged landscaping will be repaired or replaced with the new construction. The site currently contains 136,526 square feet of dry blade storage and two (2) portable buildings containing 2,169 square feet. The site currently 7 July 16, 2015 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1585-A contains 205 parking spaces. The request is for a subdivision/multiple building site plan review to allow multiple structures to be allowed on a single parcel as per Section 31-13 of the Little Rock Code of Ordinances. LM Wind Power is requesting to modify their previously approved site development plan for their 135-acre parcel. The applicant is proposing to construct two (2) new 44,380 square foot pre-engineered metal production buildings on the north end of their property along with associated parking lots. The first phase includes the construction of one (1) of the 44,380 square foot building and 44 parking spaces. With the construction of the second building additional parking will be added. It appears with the construction of the second building an additional 132 parking spaces will be added. Additionally LM Wind Power desires to revise the improvement layout previously shown on the south end of the property to allow construction of a 52,000 square foot warehouse/production building and an 11,000 square foot warehouse along with associated parking. Both buildings on the south end of the property will be pre-engineered metal building construction. The construction of the buildings will allow LM Wind Power to centralize all of their production and warehousing operations on one site, relocating the existing operations from Scott Hamilton Road. The previous approval allowed for a height variance to allow the buildings and stack with a height of up to 65-feet. The 1-3, Industrial Zoning District has a height limit of 60-feet. The applicant is requesting to continue to maintain the height of 65-feet as previously was allowed in order to ensure adequate heights for the existing and new construction. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The property is zoned 1-3, Industrial District. The required front yard setback is 50-feet. The side yard setback is to be 30-feet and the rear yard setback is to be 25-feet. The plan as presented is more than adequate to meet the minimum standards of the zoning district. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi -phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review E: July 16, 2015 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.- S-1585-A Staff is supportive of the applicant's request. The site plan as presented appears to comply with the minimum ordinance standards for the 1-3, Industrial Zoning District. Building setbacks and parking exceed ordinance minimums. There is sufficient area on the site to provide the ordinance required landscaping. No screening or buffering is required, other than street buffer, since the adjacent properties are also zoned 1-3, Industrial District. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested height variance. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested height variance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 9