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HomeMy WebLinkAboutS-1813 Staff AnalysisMay 17, 2018 ITEM NO_: 3 FILE NO.: S-1813 NAME: Giving in Kindness in Arkansas Subdivision Site Plan Review LOCATION: Located at 5816 Geyer Springs Cut-off DEVELOPER: Giving in Kindness in Arkansas 5816 Geyer Springs Cutoff Little Rock, AR 72206 OWNER/AUTHORIZED AGENT: Pamela Boyles, Director SURVEYOR/ENGINEER: South Point Surveying 1082 Grant 708 Sheridan, AR 72150 AREA: 5.25-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 14 — Geyer Springs East CENSUS TRACT: 40.06 CURRENT ZONING: N/A — Outside the City limits within the Extraterritorial Planning Jurisdiction in which the City does not exercise zoning. VARIANCE/WAIVERS: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The applicant, Giving in Kindness in Arkansas, is proposing to place an additional building on the site. The site currently contains a 60-foot by 48-foot modular building. A second building 70-feet by 72-feet has been placed on the site. Giving in Kindness in Arkansas is a 501 c (3) non-profit collaborative network of people who believe in helping strengthening the community to the individuals and families who need assistance the most. The program distributes mainly household goods and services to low income families, youth, the ill and elderly. Churches and other 501 c (3) organizations may apply for membership if they meet eligibility requirements. May 17, 2018 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1813 In addition to household products Giving in Kindness offers direct services such as: Disaster Relief, Elder Care, Surplus Giving, Home Repairs and Referrals. Disaster relief is provided for immediate situations such as fire burn -outs, natural disasters or homelessness. Giving in Kindness offers bed linens, household products, hardware, paper products, personal care products, baby supplies and clothing. For the elderly Giving in Kindness offers pre -packed care packages to help supplement low-income senior citizens to maintain self-sufficiency. Surplus products are given to churches and non-profit organizations such as food pantries, schools, senior programs and community centers. Home repairs are provided, when available, building materials and supplies are provided to low-income disabled veterans and low-income individuals/families that are constructing, repairing or making home improvements. In cases where assistance cannot be provided by Giving in Kindness referrals and resources are provided to those in need of housing, food, medical, dental and utility payment assistance. B. EXISTING CONDITIONS: The site contains two (2) modular buildings located within the property. The drives and parking are graveled. The site includes a single concrete pad which acts as the ADA parking stall. The site is wooded with the exception of the area of the building and parking placement. Geyer Springs Cutoff and Geyer Springs Road are rural county roads with open ditches for drainage. There are drives accessing the site from each of the abutting streets. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Woodland Ridge Property Owners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. Geyer Springs Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 75-foot radial dedication of right-of-way is required at the intersection of Geyer Springs Road and Geyer Springs Cutoff per the Master Street Plan. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer 2 May 17, 2018 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1813 Springs Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. A left turn lane and taper section may be required to be provided with construction. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Cutoff including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or land owner to maintain. 7. All driveways shall be concrete aprons per City Ordinance. 8. Streetlights are required by Section 31-403 of the Little Rock code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons _.Iittlerock.cLov or 501.379.1813 for more information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways should be located at least 150-feet from side property lines and 300-feet from arterial/arterial intersections. Neither driveway location conforms to current City code. Variances must be requested for the driveway locations. The width of driveway must not exceed 36-feet. 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the driveways comply with 2004 AASHTO Green Book standards. The sight distance appears to be insufficient at the Geyer Springs Cutoff driveway. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided via an underground service line to the existing buildings. An overhead power line, pole and transformer exists on the south side of the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. 3 May 17, 2018 SUBDIVISIO NO.: 3 (Cont.) FILE NO.: S-1813 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 main extension will be required for this project. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse 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. 4 May 17, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1813 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: Access roads: Fire Apparatus Access Roads shall conform to all the requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention Code, Vol. 1. Specifically addressed are required access, construction & design specifications, access road gates, signs, driveway widths of structures with hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance to structure, fire lane markings, commercial & industrial developments, and residential developments. Locations and extent of fire lane markings must be approved by the fire code official and is subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Addresses: Addresses shall be posted in a conspicuous place during construction and when construction is complete as per Little Rock City Ordinance Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol. 1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or alphabetic letters to be minimum 6" in height, of a durable, reflective material on a color contrasting background to promote enhanced visibility. The numbers hall be in a conspicuously placed immediately above, on or at the side of the proper door of each building so that the number can be seen plainly from the street on which the number is based. Whenever any building is situated so that the number is not clearly discernible from the street line or vision of the building from the street is otherwise obscured, the number or numbers assigned shall be placed near the walk, driveway or common entrance to such buildings, and affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to be easily discernible (this is in addition to the numbers/letters on the building). Numbers painted or stenciled on the curb shall not be a lawful substitute for the display of address numbers prescribed by this article. Subject to change upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Apparatus Access — FDC-hydrant: The LR Fire Department must approve the proposed location of the building's Fire Department Connection [FDC]. Per 2012 Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus, this includes parking spaces in between, and around the FDC and the fire apparatus access road. 41 May 17, 2018 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1813 FDC shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved. A remote FDC is recommended and location must be approved. Signage of at least 6 inches high, red letters on white background, with "FDC" must be mounted above the FDC to be visible from fire apparatus access road. Subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Parks and Recreation: No comment received. County Planning: 1. Dedicate Right of Way to meet the Little Rock Master Street Plan on both Geyer Springs Road and Geyer Springs Cutoff. 2. Provide perc test to Pulaski County Planning prior to requesting a 911 address if the new facility has restroom facilities. 3. Show FEMA flood panel on survey. 4. Provide approval letter from the N.E. Saline Volunteer Fire Department. F. Building Codes/Landscape: Building Code: No comment. Landscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. 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: No comment received - Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018) Ms. Boyles was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of 0 May 17, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1813 addressing related to the site plan. Staff stated the ordinance would typically require the parking areas and driveways to be constructed of a hard surface material. Staff also requested details concerning the proposed signage plan. Public Works comments were addressed. Staff stated based on the Master Street Plan and the Boundary Street Ordinance, right of way dedications and street improvements were required to the abutting streets. Staff stated the Stormwater Detention Ordinance would apply to the development of the site and requested the applicant provide the location of the stormwater detention facilities on the site plan. Staff also stated driveways were to be concrete aprons per City Ordinance. Landscaping comments were addressed. Staff stated any new site development would require compliance with the City's landscape and buffer ordinance requirements. 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: The applicant has provided staff with the requested additional information raised at the April 25, 2018, Subdivision Committee meeting. The applicant has provided the proposed signage plan. The applicant has indicated right of way dedications will be completed per the Master Street Plan. The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The applicant has placed a second building on the site. Located on the site is a 60-foot by 48-foot modular building and a 70-foot by 72-foot modular building. The applicant is requesting the existing parking areas to remain as gravel until such time as additional buildings are placed on the site or until the site is redeveloped. Staff is supportive of the applicant's request. At the time an additional building is placed on the property and/or the parking area paved, the applicant will be required to relocate the existing driveway(s) to be placed at least 300 feet from the Geyer Springs Road and Geyer Springs Cutoff intersection. These driveways should be located to provide sufficient sight distance. The driveways should be constructed with concrete aprons at the abutting streets. The applicant is also requesting a improvements to the abutting street s deferral of the required boundary street . The boundary street ordinance would 7 May 17, 2018 SUBDIVISIO ITEM NO.: 3 (Cont. NO.: S-1813 require additional paving to each of the abutting streets to an arterial standard. The applicant notes and staff agrees the cost of these improvements far exceed the cost of the improvements on the site. Staff is supportive of the requested deferral of the street construction improvements until additional buildings are placed on the site or until the site is redeveloped. 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 seeking approval to allow the placement of a second building on the site. The site is located outside the city limits of Little Rock but within an area the City exercises Subdivision Jurisdiction. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the allowance of the additional building on the site as proposed will have little impact on this site or the surrounding areas. 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. Staff recommends approval of the deferral request for the paving of the parking and driveways until additional buildings are placed on the site or until the site is redeveloped. Staff recommends approval of the deferral request of the Boundary Street Ordinance requirements until additional buildings are placed on the site or until redevelopment of the site. PLANNING COMMISSION ACTION: (MAY 17, 2018) The applicant was present. There were no registered objectors present. Staff presented 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 presented a recommendation of approval of the deferral request for the paving of the parking and driveways until additional buildings were placed on the site or until the site was redeveloped. Staff presented a recommendation of approval of the N May 17, 2018 SUBDIVISION ITEM NO.: 3 (Cont-I FILE NO.. 5-1813 deferral request of the Boundary Street Ordinance requirements until additional buildings were placed on the site or until redevelopment of the site. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 3. NAME: Giving in Kindness in Arkansas Subdivision Site Plan Review LOCATION: located at 5816 Geyer Springs Cut-off Planning Staff Comments- S-1813 1 . Provide notification of all 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 May 2, 2018. The Office of Planning and Development must receive the proof of notice no later than May 11, 2018. 2. The ordinance typically requires all drives and parking to be constructed of a hard surface material or engineered gravel. The site is required to provide a paved parking area or request a variance to allow the graveled parking to remain. 3. Provide details of any and all proposed signage. Include the location of any ground signage and indicate the total height and total sign area. Provide details of any proposed building signage indicating the total height and total sign area proposed. Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. Geyer Springs Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 75-foot radial dedication of right-of-way is required at the intersection of Geyer Springs Road and Geyer Springs Cutoff per the Master Street Plan. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. A left turn lane and taper section may be required to be provided with construction. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Cutoff including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or land owner to maintain. 7. All driveways shall be concrete aprons per City Ordinance. 8. Streetlights are required by Section 31-403 of the Little Rock code of Ordinances. ITEM NO.: 3. S-1813 Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons(a7littlerock.gov or 501.379.1813 for more information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways should be located at least 150-feet from side property lines and 300-feet from arterial/arterial intersections. Neither driveway location conforms to current City code. Variances must be requested for the driveway locations. The width of driveway must not exceed 36-feet. 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the driveways comply with 2004 AASHTO Green Book standards. The sight distance appears to be insufficient at the Geyer Springs Cutoff driveway. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority. Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided via an underground service line to the existing buildings. An overhead power line, pole and transformer exists on the south side of the property. 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: 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 main extension will be required for this project. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse 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 2 ITEM NO.: 3. S-1813 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: Access roads: Fire Apparatus Access Roads shall conform to all the requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention Code, Vol. 1. Specifically addressed are required access, construction & design specifications, access road gates, signs, driveway widths of structures with hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance to structure, fire lane markings, commercial & industrial developments, and residential developments. Locations and extent of fire lane markings must be approved by the fire code official and is subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Addresses: Addresses shall be posted in a conspicuous place during construction and when construction is complete as per Little Rock City Ordinance Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol. 1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or alphabetic letters to be minimum 6" in height, of a durable, reflective material on a color contrasting background to promote enhanced visibility. The numbers hall be in a conspicuously placed immediately above, on or at the side of the proper door of each building so that the number can be seen plainly from the street on which the number is based. Whenever any building is situated so that the number is not clearly discernible from the street line or vision of the building from the street is otherwise obscured, the number or numbers assigned shall be placed near the walk, driveway or common entrance to such buildings, and affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to be easily discernible (this is in addition to the numbers/letters on the building). Numbers painted or stenciled on the curb shall not be a lawful substitute for the display of address numbers prescribed by this article. Subject to change upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Apparatus Access — FDC-h drant: The LR Fire Department must approve the proposed location of the building's Fire Department Connection [FDC]. Per 2012 Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire 3 ITEM NO.: 3. S-1813 apparatus, this includes parking spaces in between, and around the FDC and the fire apparatus access road. FDC shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved. A remote FDC is recommended and location must be approved. Signage of at least 6 inches high, red letters on white background, with "FDC" must be mounted above the FDC to be visible from fire apparatus access road. Subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757. Parks and Recreation: No comment received. County Planning: 1. Dedicate Right of Way to meet the Little Rock Master Street Plan on both Geyer Springs Road and Geyer Springs Cut-off. 2. Provide perc test prior to Pulaski County Planning prior to requesting a 911 address if the new facility has restroom facilities. 3. Show FEMA flood panel on survey. 4. Provide approval letter from the N.E. Saline Volunteer Fire Department. Building Codes/Landscape: Building Code: No comment. Landscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. 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. Transportation/Planning : Rock Region Metro: No comment received. Planning 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, May 2, 2018. 0