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HomeMy WebLinkAboutZ-10280 Staff Report (PENDING) 032126ITEM NO.: 13 FILE NO.: Z-10280 NAME: Rezoning from R-3 to I-3 LOCATION: 1600 Block of Boyce Street (west side) OWNER/AUTHORIZED AGENT: Robby Vogel 6 Longfellow Place Little Rock, AR 72207 AREA: 0.43 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 CURRENT ZONING: R-3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: B. EXISTING CONDITIONS: C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING DIVISION): All documents are to be submitted to Planning and Development for complete plan check. All documents shall be prepared by an Arkansas Licensed Professional Engineer. Land Survey to be no older than five (5) years. All documents shall be prepared based on the current Arkansas Fire Prevention Codes, City of Little Rock Municipal codes and ordinances, and current Stormwater Management and Drainage Manual. All streets to meet the current City of Little Rock Master Street Plan. Any new development shall be reviewed to ensure all codes, specifications, and ordinances are met before issuing any related permits. ENGINEERING COMMENTS (PUBLIC WORKS): Due to the proposed use of the property, the Master Street Plan specifies that Boyce Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. A 20 foot radial dedication of right-of-way is required at the intersection of W. 15th Street and Boyce Stret. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Must Comply with Arkansas Fire Prevention Code 2021 edition All projects submitted for zoning approval must comply with the Arkansas Fire Prevention Code, 2021 Edition, including any comments or requirements provided by the Little Rock Fire Marshal's Office, prior to acceptance. Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 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 asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. 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 provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in Planning District 7, the I-30 Planning District. The development principles of this district include supporting the industrial uses of the area while mitigating impacts to and suppo rting the stabilization of existing residential areas. The Land Use Plan shows Residential Low Density (RL) for the application area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is for a Rezoning from R-3 to I-3. To the south of the application area is area designated for Residential Low Density (RL) uses and is characterzed by single-family homes, two duplexes, and a few vacant lots. North, east, and west of the application area are areas designated for Industrial (I) uses and area characterized by two metal manufacturing plants, logistics centers, and commercial structures. The site is located in a special conditions land use overlay district (Ord. 18,837) that was established in 2003 to address resident concerns regarding industrial encroachment. The special conditions overlay asserts that the area is expected to transition to industrial uses, but transition should occur incrementally at the block level or larger, rather than by parcel. Master Street Plan: Boyce Street is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Boyce Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The subject site is the previous location of three historic residential structures that were surveyed for historic significance before loss. Those structures were demolished in 2006, 2009, and 2012. The Historic Preservation Plan advocates for increased effectiveness and coordination with the review of development plans. Staff advocates that future proposed development of the site considers its potential adverse impacts to the surrounding residenital historic housing stock. H. ANALYSIS:  (Insert paragraphs A & B here.) I.     STAFF RECOMMENDATION:  Staff recommends approval of the proposed rezoning, subject to compliance with the comments and conditions outlined in paragraph D, E and F, and the staff analysis, of the agenda staff report.