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HomeMy WebLinkAboutS-1501-F Staff AnalysisITEM NO.: 6, S-1501-F NAME: Dassault Falcon Subdivision Site Plan Review LOCATION: located at 3801 East 10th Street Planning Staff Comments- 1 . Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 30, 2013. The Office of Planning and Development must receive the proof of notice no later than November 8, 2013. 2. It appears the fencing is located on the north side of the abandoned East 9th Street. Typically when rights of way are abandoned '/2 of the right of way goes to each of the abutting property owners. Did the airport obtain ownership of the entire abandoned right of way? 3. Provide the quantitative data including the building coverage, both principal and accessory in square feet, the parcel size, the floor area, principal and accessory, both existing and proposed and the proposed and existing parking spaces. Variance/Waivers: 1. A variance from Section 36-320(d) to allow increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. 2. A variance from Section 36-522 to allow a reduced land use buffer along the northern perimeter (East 9th Street). 3. A variance from Section 36-523 to eliminate the required screening along the northern perimeter (East 9th Street). Public Works Conditions: 1. 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. 2. Stormwater detention ordinance applies 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. Utilities and Fire Department/County Planning: Item # 6. Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has been working with the customer regarding its expansion and electrical facilities modifications to accommodate the development. — No objection. Contact Entergy at 954-5158 for additional information. Center -Point 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. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. 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. 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 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 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 material and construction specifications and installation will be inspected by an engineer, licensed Item 9 6. to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Bus no longer serves this area effective February 2013. The nearest bus stops are at 11th and Townsend Streets or at Main Terminal of Airport. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. An automatic irrigation system to water landscape areas is required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. A fifty (50) foot wide land use buffer is required along the north perimeter where the site abuts residentially zoned property. As a component of the buffer, opaque screening is required on that perimeter. The area of the former East 91" Street right - of way, which was retained as easement, may not be used to fulfill the buffer requirement. 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, October 30, 2013. Item # 6. November 14, 2013 ITEM NO.: 6 NAME: Dassault Falcon Subdivision Site Plan Review LOCATION: Located at 3801 East 10th Street DEVELOPER: Dassault Falcon 3801 E. 10th Street Little Rock, AR 72203 ENGINEER: FTN, Associates LTD. 3 Inwood Circle, Suite 220 Little Rock, AR 72203 ARCHITECT: Hurd Long Architects and Design Consultants, PC 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 AREA: 27 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: VARIANCEMAIVERS: NUMBER OF LOTS: 1 1-2, Light Industrial 25 - Port 2 FILE NO.: S-1501-F FT. NEW STREET: 0 LF 1. A variance from Section 36-320(d) to allow increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. 2. A variance from Section 36-522 to allow a reduced land use buffer along the northern perimeter (East 9th Street). 3. A variance from Section 36-523 to eliminate the required screening along the northern perimeter (East 9th Street). November 14, 2013 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1501-F A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is seeking approval per Section 31-13 of the Little Rock Code to allow the construction of a 240,720 square foot 14-bay hangar located on the west side of the existing Dassault Falcon Jet facility. The building project is a new building at the DFJ facility that at present consists of 850,000 square feet of aircraft service hangars, aircraft painting hangars, interior design offices, interior fabrication and installation shops, cafeteria and administrative offices. The proposed project consists of three (3) main elements; a 186,440 square foot hangar space divided into two (2) seven (7) bay aircraft hangars, 26,860 square foot of core areas, offices and work areas and 26,860 square feet of second floor core area, mechanical and meeting room space. The project construction consists of a steel and metal panel building, interior mechanical systems, aircraft parking and access ramps on all four (4) sides of the building, water detention and drainage structures around the building and a mechanical yard with fire suppression water holding ponds and fire pumps. The facility will operate 24-hours per day, 7-days per week. The request includes variances from various ordinance development standards including a variance for the northern perimeter for the land use buffer and the required screening. The applicant is also requesting a variance to allow an increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. B. EXISTING CONDITIONS: The site is located between former East 9th and East 10th Streets. The property to the south is the existing Dassault Falcon Jet facility. The area around the Dassault site is property owned by the Bill and Hillary Clinton Airport Commission. There are runways located along both the eastern and western perimeters of the site. The property to the north is vacant and is the former Hollingsworth Housing Development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff not has received any comment from area residents concerning the proposed request. All property owners located within 200-feet of the site along with the East Little Rock Neighborhood Association were notified of the public hearing. 2 November 14, 2013 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1501-F D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. Stormwater detention ordinance applies 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has been working with the customer regarding its expansion and electrical facilities modifications to accommodate the development. — No objection. Contact Entergy at 954-5158 for additional information. Center -Point _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 K3 November 14, 2013 SUBDIVISION ITEM NO.: 6 LE NO.: S-1501-F 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. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. 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. 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 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 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 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Bus no longer serves this area effective February 2013. The nearest bus stops are at 11th and Townsend Streets or at Main Terminal of Airport. Parks and Recreation: No comment received. 4 November 14, 2013 SUBDIVISION ITEM NO.: 6(Cont.)FILE NO.: S-1501-F F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. An automatic irrigation system to water landscape areas is required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. A fifty (50) foot wide land use buffer is required along the north perimeter where the site abuts residentially zoned property. As a component of the buffer, opaque screening is required on that perimeter. The area of the former East 9th Street right -of way, which was retained as easement, may not be used to fulfill the buffer requirement. G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013) The applicant was not present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the request was a Subdivision Site Plan Review to allow multiple buildings to be located on the site. Staff stated there were variances associated with the request related to building height, screening and buffering. Staff stated they would work with the applicant to resolve any outstanding technical issues associated with the request prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The applicant has indicated they will contact the Airport Authority concerning the placement of the proposed perimeter fence along the abandoned East 9th Street and relocate the fence accordingly to the Airport's ownership. The applicant is seeking approval of a multiple building site plan review to allow the construction of a new 240,720 square foot 14-bay hangar located on the west side of the existing Dassault Falcon Jet facility. The DFJ facility presently has a number of buildings containing 850,000 square feet of aircraft service hangars, aircraft painting hangars, interior design offices, interior fabrication and installation shops, cafeteria and administrative offices. N7 November 14, 2013 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F The proposed project consists of three (3) main elements, a 186,440 square foot hangar space divided into two (2) seven (7) bay aircraft hangars, 26,860 square foot of core areas, offices and work areas and 26,860 square feet of second floor core area, mechanical and meeting room space. The project construction consists of a steel and metal panel building, interior mechanical systems, aircraft parking and access ramps on all four (4) sides of the building, water detention and drainage structures around the building and a mechanical yard with fire suppression water holding ponds and fire pumps. The facility will operate 24-hours per day, 7-days per week. The request includes variances from various ordinance development standards including a variance for the northern perimeter for the land use buffer and the required screening. A fifty (50) foot wide land use buffer is required along the north perimeter where the site abuts residentially zoned property. As a component of the buffer, opaque screening is required on that perimeter. The ordinance does not allow easements to count in fulfilling this requirement. The area of the former East 9th Street right -of way was retained as an easement. Staff is supportive of the variance to allow the reduced land use buffer along the northern perimeter and the request for the waiver of the screening requirement in the same area. Although the vacant, Housing Authority property to the north is residentially zoned, it will most likely become Airport property and zoned industrially in the near future. The applicant is also requesting a variance to allow an increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. The applicant has indicated there are two (2) potential options for the new construction, both of which will exceed the maximum height allowed in the 1-2, Light Industrial Zoning District. Staff is supportive of the proposed building height. The building height must be approved by the airport prior to construction. The applicant is seeking approval per Section 31-13 of the Little Rock Code. The ordinance sets forth procedures for processing multiple building site plans and to establish the standards for the development of site. The 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 relationship with adjoining properties. Staff is supportive of the request. Staff does not feel the variance request to allow an increased building height or the variances to allow the reduced buffer and screening along the northern perimeter will adversely impact the area. n. November 14, 2013 SUBDIVISIO ITEM NO.: 6 (Cont. STAFF RECOMMENDATION: FILE NO.: S-1501-F 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 following variance requests: 1. A variance from Section 36-320(d) to allow increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. 2. A variance from Section 36-522 to allow a reduced land use buffer along the northern perimeter (East 9th Street). 3. A variance from Section 36-523 to eliminate the required screening along the northern perimeter (East 9th Street). PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013) 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 following variance requests: 1. A variance from Section 36-320(d) to allow increased building height from 45-feet as typically allowed in the 1-2 zoning district to a maximum height of 60-feet. 2. A variance from Section 36-522 to allow a reduced land use buffer along the northern perimeter (East 9th Street). 3. A variance from Section 36-523 to eliminate the required screening along the northern perimeter (East 9th Street). There was no further discussion of the item. The chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. 7