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HomeMy WebLinkAboutS-1801 Staff AnalysisNovember 30, 2017 ITEM NO.: 6 NAME: Quality Outdoor Products Subdivision Site Plan Review LOCATION: Located at 13215 1-30 DEVELOPER: Quality Outdoor Products c/o Chris Holt 13215 1-30 Little Rock, AR 72209 SURVEYOR/ENGINEER Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72219 AREA: 1.35-acres NUMBER OF LOTS: 1 WARD: 7 PLANNING DISTRICT: 16 — Otter Creek CURRENT ZONING C-4, Open Display District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FILE NO.: S-1801 FT. NEW STREET: 0 LF CENSUS TRACT: 41.04 The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. Quality Outdoor Products is proposing to replace a small existing office building with a 32-foot by 40-foot new office building. The company displays carports, RV covers, garages, storage buildings and combination garage and storage buildings. The site currently has multiple buildings including two (2) maintenance shops and a shed with on open face to the north. On display are multiple styles of the products sold. November 30, 2017 SUBDIVISION ITEM NO.: 6 B. EXISTING CONDITIONS, FILE NO.: S-1801 The site is located on the south side of 1-30 adjacent to the 1-30 Speedway. The Speedway property bounds this site on both the west and southern perimeters. East of the site is a commercially zoned property which is being used as equipment sales. North of the site, across 1-30, is Pulaski Technical College Southwest Campus. The Frontage Road is located along the sites northern boundary. The Frontage Road has open ditches for drainage and does not have curb, gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS All property owners located within 200-feet of the site along with the Alexander Road Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Obtain permits for improvements within State Highway right-of-way from Arkansas Department of Transportation (ARDOT), District VI. 2. Erosion controls must be installed to reduce discharge of polluted stormwater. E. Utilities/Fire Department/Parks/County Planning'. Little Rock Water Reclamation Authority: Sewer available to this site. Separate sewer service required for each lot. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There is an existing, primary voltage power line running along the west side of the property and then along part of the southern edge of the property. There are also secondary power lines feeding lights on the property. Service is already being provided to the existing structures. If construction takes place in the vicinity of the power lines feeding the private area lights on the property, then OSHA and NESC clearance requirements must be maintained during and after construction. 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. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) _ FILE NO.: S-1801 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. 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 the 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 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 are used, a reduced pressure zone back flow preventer shall be required. 3 November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO_: S-1801 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'. 1. Fire Hvdrants. 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. 2. 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. 3. 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. 4. 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 a. 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. b. 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. c. 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. d. 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 2 November 30, 2017 UBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 dimension of the lot or area to be served, measured in a straight line between accesses. 5. 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 a. 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. b. 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. c. 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. d. 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. 6. 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. 7. 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. 5 November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1801 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 U L 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Plannin : No comment. F. Building Codes/Landscape: 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, cricheyglittlerock.gov or Mark Alderfer at 501.371.4875; malderfer littlerock. ov. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new site development shall adhere to the current landscape code. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1801 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. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicants were present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the property was zoned C-4, Open Display District which typically required a 45-foot front yard setback. Staff stated when the existing structures located within the setback were removed any new structures should meet the required setback. Public Works comments were addressed. Staff stated permits for improvements within the right of way should be received from the Arkansas Department of Transportation. Staff stated erosion control measures should be put in place to reduce discharge of polluted stormwater. Landscape comments were addressed. Staff stated any new site development was to adhere to the current landscape code. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan raised at the November 1, 2017, Subdivision Committee meeting. The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. Quality Outdoor Products is proposing to replace a small existing office building with a 32-foot by 40-foot new office building. The new structure will be placed in the general area of the existing structure. The building is proposed as a single story building with a maximum building height of 25-feet. 7 November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1801 The company displays carports, RV covers, garages, storage buildings and combination garage and storage buildings. The site currently has multiple buildings including two (2) maintenance shops and a shed with on open face to the north. On display are multiple styles of buildings, sheds, covers and other of their products sold. The Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances 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. 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 (3) 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. Staff is supportive of the applicant's request. The applicant is proposing to replace an existing office building with a new structure in the general location of the existing office building. To staff's knowledge there are no outstanding technical issues associated with the request. The property is currently zoned C-4, Open Display District which typically requires a 45-foot front yard setback, 15-foot side yard setbacks and a 25-foot rear yard setback. The building placement as proposed more than exceeds the typical setbacks per the zoning district. J. 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. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 7 ayes, 0 noes, 3 absent and 1 recusal (Commissioner Laha). E: ITEM NO.: 6. NAME: Quality Outdoor Products Subdivision Site Plan Review LOCATION: located at 13215 1-30 Planning Staff Comments: S-1801 1. Provide notification of the property owners located within 200-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 November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. 2. The plan indicates a 25-foot platted building line. The property is zoned C-4, Open Display District which typically requires a 45-foot platted building line. 3. No display is allowed within the first twenty -feet (20') of the front yard setback. Variance/Waivers: None requested. Engineering Comments: Public Works Conditions- 1. Obtain permits for improvements within State Highway right-of-way from Arkansas Department of Transportation (ARDOT), District VI. 2. Erosion controls must be installed to reduce discharge of polluted stormwater. Utilities/Fire DepartmentlParks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Separate sewer service required for each lot. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There is an existing, primary voltage power line running along the west side of the property and then along part of the southern edge of the property. There are also secondary power lines feeding lights on the property. Service is already being provided to the existing structures. If construction takes place in the vicinity of the power lines feeding the private area lights on the property, then OSHA and NESC clearance requirements must be maintained during and after construction. 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: ITEM NO.: 6. S-1801 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. 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 the 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 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 are 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: 1. 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. 2. 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. ITEM NO.: 6. S-1801 3. 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. 4. 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 a. 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. b. 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. c. 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. d. 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. 5. 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 a. 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. b. 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. c. 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. d. 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. ITEM NO.: 6. S-1801 6, 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. 7. 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. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. ITEM NO.: 6, S-1801 Building Codes/Landscape: 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; cricheyCc_littler_ock.gov or Mark Alderfer at 501.371.4875; malderferCcDlittlerock.gov . Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new site development shall adhere to the current landscape code. 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. TransportationlPlan ninq: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Plannina Division: No comment. 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, November 8, 2017.