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Home My WebLink AboutCBC-658-CES DEVELOPMENT Staff MinutesApril 5, 2018 ITEM NO.: 3 NAME. Kingridge Enterprises Revised Short -form PD-C LOCATION: Located at 2501 South Broadway Street DEVELOPER: Kingridge Enterprises, Inc. P.O. Box 166064 Little Rock, AR 72216 OWNER/AUTHORIZED AGENT: Kingridge Enterprises, Inc., Mark Jackson — Owner/Agent SURVEYOR/ENGINEER: Cunningham Surveying, LLC 2105 Lorance Drive Little Rock, AR 72206 FILE NO.: Z-1870-B AREA: 6,969 square feet NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 5 CURRENT ZONING: POD ALLOWED USES: 0-1, Quiet Office District uses PROPOSED ZONING: PD-C PROPOSED USE- Add barber/beauty salon as an allowable use VARIANCENVAIVERS None requested. The applicant failed to respond to comments raised at the March 14, 2018, Subdivision Committee meeting. Staff recommends deferral of this item to the May 17, 2018, public hearing. k I I I 257.0' I Lot 2 US1 j 1.16 acres I i k i I I I i , 10' Utility Easement I on Lot 3 I 2.71 acres I I I I I 558.9' 1 1 Sketch City of Little Rock Planning Case No: S-1809 ,Jame: Breeding Addition Location: 7718 Henderson Road 25' Row Dedication 399.9' I I I I I I I 4 Lot 1 1.10 acres I I ^ ! I r t ! I nj 298.90' 358.90' 1 1 Q, ! I ID s i °' p 25' Bldg. Line I I I ! C I I 4) k 2. ` 0 I I � I I I I & Development Title: Preliminary Plat N A April 5, 2018 ITEM NO.: 2 NAME: CES Development Subdivision Site Plan Review LOCATION: Located at 1701 East 22' Street DEVELOPER: CES Development 1701 East 22"d Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT. CES Development, Christopher Matthews — Owner Marlar Engineering Co. Inc. - Agent SURVEYOR/ENGINEER: Marlar Engineering Co., Inc. 5318 John F Kennedy Boulevard North Little Rock, AR 72116 AREA: 2.87-acres NUMBER OF LOTS: 1 WARD: 1 PLANNING DISTRICT: 7 —1-30 CURRENT ZONING: 1-2, Light Industrial District VARIANCE/WAIVERS: FILE NO.: S- FT. NEW STREET: 0 LF CENSUS TRACT. 2 1. A variance from Sections 30-43 and 31-210 to allow the drive less than 125-feet from the side property line and 250-feet from other driveways or street intersections and to allow the driveway width to exceed 36-feet. 2. A variance from Section 36-522 to allow the elimination of the street buffer requirement. A. PROPOSAVREQUEST/APPLICANT'S STATEMENT The site contain an existing 26,500 square foot industrial building and a graveled parking area. There are two (2) additional smaller structures located on the site. A 25-foot by 16-foot metal building and a 10-foot by 18-foot metal canopy. The applicant is proposing to add an additional building to the site. The building is April 5, 2018 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1810 proposed east of the existing building and is proposed 65-feet by 180-feet containing 12,600 square feet. A new drive is proposed from East 22nd Street to serve the new building. The applicant is seeking approval of variances from the development standards of Sections 30-43, 31-210 and 36-522. The applicant is requesting to allow the drive less than 125-feet from the side property line and 250-feet from other driveways or street intersections and to allow the driveway width to exceed 36-feet. The applicant is also seeking approval of the elimination of the street buffer requirement. B. EXISTING CONDITIONS - The property is located within an industrial area of the City between 1-30 and the Bill and Hilary Clinton Airport. There are single-family homes located to the north of this site between East 16th and East 22nd Streets and between Security Avenue and Boyce Street. East 22nd Street is a narrow unimproved street. The street appears to be a chip and seal asphalt with open ditches for drainage. There are no sidewalks in place along East 22nd Street. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the CONO, Community Outreach Neighborhood Association and the Hanger Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements across the subject property to East 22nd Street with the planned development. The new back of curb should be located 15.5-feet from centerline. 2. The proposed building setback should be sufficient for expected vehicles to not extend into the public right-of-way while loading and unloading. 3. The existing gravel driveway aprons are not permitted and should be constructed with concrete aprons. 4. 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 property owner. 2 April 5, 2018 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: S-1810 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. Driveway spacing on commercial streets is 125-feet from the side property line and 250-feet from other driveways or street intersections. A variance must be requested for the proposed driveway location. 6. 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/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authorit : Sewer available to this property. Environmental Assessment Division, EAD, review required if food service on site. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy and the developer will need to discuss this project in more detail before the proposed building can be added at the location shown on the drawing provided to Entergy. There is an existing three phase, overhead power line which extends along the eastern edge of the existing building — exactly where the proposed building is to be constructed. NESC code clearances will not permit this line to remain if the proposed building is to be built where proposed. Contact Entergy in advance to discuss electrical service requirements, and adjustments to existing facilities as this project proceeds. Centerpoint Ener : No comment received AT & T: No comment received. Central AF Kansas Water: No comment received. 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 April 5, 2018 UBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1810 engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 4. 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. 5. 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 Fire Department: 1. Full Plan Review — Maintain Access 2. 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. 3. 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. 4. 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. 5. 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 4 April 5, 2018 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1810 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. 6. 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. 7. 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 5 April 5, 2018 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: 5-1810 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. 8. 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. 9. 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. L April 5, 2018 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1810 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. This project will require fully developed Architectural, Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov. Landscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet or six (6) feet nine (9) inches in designated mature areas. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The average depth of the lot is approximately 400 linear feet. A minimum of eighteen (18) foot street buffer is required between the property line and the proposed concrete. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale. Verify existing building and addition square footage. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter plantings are to be provided from the property line adjacent to the street right-of-way up to the front building line in industrial properties. 6. 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. 7 April 5, 2018 Ri iRnwminN ITEM NO.: 2 Cont. FILE NO.: 5-1810 G. TransportationlPlanning: Rock Region Metro_: The site is not located on a dedicated Rock Region Metro route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (March 14, 2018) The owner's representative was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the proposed use of the new construction. Staff also questioned the proposed placement and use of the new drive indicated on East 22"d Street. Staff stated the square footage noted on the plan and in the general notes did not match and requested the applicant provide the corrected label and square footage of the building. Public Works comments were addressed. Staff stated East 22"d Street was to be improved across the property frontage. Staff stated the new back of curb should be located 15.5-feet from the centerline of East 22"d Street. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the property. Staff requested the location of the stormwater detention facility to be indicated on the plan. Landscaping comments were addressed. Staff stated a street buffer of six (6) percent of the average depth of the lot was required. Staff stated the minimum dimension was to be one-half (1/2) of the full width requirement. Staff stated screening of the vehicular use area was required. Staff noted shrubs and trees were required within the landscape area. 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 submitted a revised site plan to staff addressing some of the technical issues associated with the request raised at the March 14, 2018, Subdivision Committee meeting. The applicant has increased the driveway width and indicated the street widening. The request does not include the placement of curb, gutter or sidewalk along the property frontage. 1*1 April 5, 2018 SUBDIVISION NO.- 2 (Cont. FILE NO-, S-1810 The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The site currently contains a single building and the applicant is proposing to construct a second structure on the site. The building is proposed east of the existing building and is proposed 65-feet by 180-feet containing 12,600 square feet. 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. The development as proposed complies with setbacks per the existing 1-2, Light Industrial Zoning District. The applicant is seeking a variance to allow the street buffer to not be installed. Street buffers are required at six (6) percent of the average depth of the property no less than nine (9) feet in width with a maximum width of 50-feet, except within the Designated Mature Area of the City (east of University Avenue) which allows for the Buffer to be reduced to six (6) feet nine (9) inches. Perimeter landscaping on industrially zoned site is required within the front building setback or the first 50-feet of the site. The approval of the elimination of the street buffer and paved area screening will require approval by the Planning Commission and the - City Beautiful Commission. The Commission is reviewing the removal of the street buffer requirement. The City Beautiful Commission is reviewing the elimination of the screening requirement of the paved areas. The request includes a variance to allow the driveway width to exceed the typical driveway width, the distance from property line and the distance for other drives. The ordinance states the width of driveway must not exceed 36-feet. Driveway spacing on commercial streets is 125-feet from the side property line and 250-feet from other driveways or street intersections. The driveway as proposed is indicated with a width of 91-feet and a depth of 46-feet. Staff is supportive of the driveway width due to this street being a low volume dead end street. The additional width of the driveway allows for truck maneuverability on the site. However, staff feels the depth of the loading area should be increased to a minimum of 60-feet to ensure the front of the 18-wheeler is not sticking out into the street. Staff recommends the applicant reduce the size of the proposed addition or move the building placement back an additional 14-feet to allow for the additional driveway depth. L April 5, 2018 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1810 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 structure on this industrially zoned site. The building as proposed complies with the typical setbacks per the zoning district. There are variances associated with the request to allow the elimination of the street buffer requirement and allow the drive to exceed the typical ordinance standards. Staff does not feel these variances will significantly impact this development or the general area. 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 variance request from Sections 30-43 and 31-210 to allow the drive less than 125-feet from the side property line and 250-feet from other driveways or street intersections and to allow the driveway width to exceed 36-feet. Staff recommends approval of the variance request from Section 36-522 to allow the elimination of the street buffer requirement. Staff recommends the applicant reduce the size of the proposed addition or move the building placement back an additional 14-feet to allow for the additional driveway depth necessary to ensure the front of the semi -trucks are not sticking out into the street. 10 Area Zoning City of Little Rock Planning & Development Case: S-1810 Location: 1701 East 22nd Street Ward:1 N PD: 7 CT 2 0 200 400 TRS: T1 N R12W 12 Feet E. 22ND Street UN j�j — Detention Pond 25' Building Line ------------------------ Existing Drive Shall be Conc. Proposed Conc. 50.3' 1 Conc. ADA Compliant Ramp Proposed Building 65'x180' (12600 SQFT.) 26.3' 170.7' Sketch City of Little Rock Planning & Development Case No: S-1810 ;dame: CES Development Sub. Location: 1701 East 22nd Street Title: Site Plan Review N A