Z-5511-G Staff AnalysisAugust 11, 2016
ITEM NO.: 8
NAME: Better Lawns and Gardens Short -form PCD
LOCATION: Located at 17605 Crystal Valley Road
DEVELOPER:
David Munsey
17605 Crystal Valley Road
Little Rock, AR 72210
SURVEYOR:
Holland Surveying
4261 Lake Norel Road
Alexander, AR 72202
AREA: 2.66 acres NUMBER OF LOTS: 1
WARD: N/A PLANNING DISTRICT: 17 — Crystal Valley
CURRENT ZONING. PCD
ALLOWED USES:
PROPOSED ZONING
PROPOSED USE
VARIANCEMAIVERS
driveways to remain.
BACKGROUND
FILE NO.: Z -5511-G
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.21
Antiques Shop and Auto paint and body shop
Revised PCD
Landscape company office
A variance from Section 30-43 and 31-210 to allow the existing
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4,
1992, rezoned the property from R-2, Single-family to PCD, Planned Commercial
Development, to allow the use of the property as an antique shop and an auto paint and
body shop.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5511-
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the use of this 2.66 -acre property located at
17605 Crystal Valley Road by Better Lawns and Gardens, a landscape company,
to use the site for their office and landscape operations facility.
The property contains a 2,000 square foot house that will be utilized as an office
for internal personal which consists primarily of family members. The company
currently has 15 employees which will report to this location to pick-up their
equipment and begin their day. The employee's vehicles will be parked near the
rear of the property to limit the visibility from Crystal Valley Road. The office
space will be utilized to bring clients to the site for meetings prior to the start of a
design building project as well as hosting internal meetings and training. The
general operational hours are Monday through Friday with occasional working
activities on Saturday during the peak business season.
There is an existing 50 x 40 foot metal shop on the property that will be used to
store the company's two (2) maintenance vehicles and equipment. Two (2) future
additions are proposed to the existing shop building for storage of equipment. In
the back of the property four (4) bins will be installed to house bulk material for
use on job sites. These will be constructed with concrete barriers to keep the
materials contained. The base of the area will be a poured concrete slab to
further ensure a clean site and no contamination of materials to the surrounding
areas. A small dumpster is proposed on the site which will be screened with a
combination of fencing and landscaping. The dumpster will be used for daily
trash generated from the property.
Along the rear portions of the site a black chain link fence (6 -feet in height) will be
installed along the property lines. Within the front portion of the site a decorative
black metal fence will be installed. The black metal fencing along with brick and
stone columns will be placed along the street frontage as well. The applicant is
proposing the placement of an electronic gate on both of the existing drives to be
closed during the non -operational hours of the business.
The property will be landscaped and an automatic irrigation system will be
installed to water landscaped areas. The applicant is proposing the placement of
a sign along Crystal Valley Road. A screen of trees will be planted on the south
side of the property to enhance the view from the neighbor's property and screen
the current shop as well as assist in the sound buffer of any noises.
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August 11, 2016
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5511-G
B. EXISTING CONDITIONS:
Lo
The property contains a single-family structure and a separate metal shop
building. There are a number of trees located on the property. Within the
general area there are a number of single-family homes located on acreage.
There is a wooded tract located to the west of this site owned by this same
property owner. Crystal Valley Road is a two (2) lane road way with no curb and
gutter in place and open ditches for drainage.
NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Plantation
Acres Neighborhood Association and the Crystal Valley Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Crystal Valley Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Crystal Valley Road
with the planned development. A 6 foot paved shoulder should be
constructed along the property frontage.
3. All driveways shall be concrete aprons per City Ordinance.
4. Stormwater detention ordinance applies to this property when additional
impervious surface is constructed. 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.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on arterial
streets is at least 300 feet between driveways and 150 feet from side property
line. The width of driveway must not exceed 36 feet. A variance is required
to be obtained for the driveway locations.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. Sight distance to the south maybe insufficient.
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August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.} FILE NO.: Z -5511-G
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary.
Enter : Entergy does not object to this proposal. A single phase power line
exists on the west side Crystal Valley Road in front of this development and
power appears to already be extended to a few of the structures on the property.
Caution should be used if moving large equipment, structures, or materials
underneath the overhead lines located along the road. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. 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.
Fire Department:
1. 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
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August 11, 2016
SUBDIVISION
O.: 8 (Con
FILE NO.: Z-551 1-G
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
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.
i. 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.
c. 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. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
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August 11, 2016
SUBDIVISION
ITEM NO.: 8
FILE NO.: Z -5511-G
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. 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: Dedicate R.O.W. to meet City of Little Rock Master Street
Plan.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this PCD.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planninq Division. This request is located in Crystal Valley Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
revision of PCD (Planned Commercial District) to allow a landscape company to
use the property as office and to store equipment associated with the business.
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August 11, 2016
SUBDIVISION
ITEM NO.: 8 CCont.
FILE NO.: Z-5511-G
Master Street Plan: To the west of the property is Crystal Valley Road and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Crystal Valley Road since it is a Principal
Arterial.
Bicycle Plan: There is a Class I Bike Path shown along Crystal Valley Road. A
Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine -foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
Landsca e:
1. Any new site development must comply with the City's landscape and buffer
ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The adjacent properties to the south and east are zoned R-2,
Single-family. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. The plantings,
existing and purposed, shall be provided within the landscape ordinance of
the City, Section 15-102.
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. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan and the future use of the property. Staff questioned the equipment used by
the business. Staff also questioned the days and hours of operation for the
business. Staff stated the site plan indicated the placement of a sign along
Crystal Valley Road but did not indicate the height or area. Staff requested the
applicant provide a letter from the area volunteer fire department indicating their
knowledge of the proposed project.
Public Works comments were addressed. Staff stated right of way dedication to
55 -feet from centerline was required along Crystal Valley Road. Staff stated
street improvements to Crystal Valley Road would include the paving of a 6 -foot
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August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO. Z -5511-G
shoulder along the property frontage. Staff stated to allow the utilization of the
existing drives a variance approved by the Commission was required.
Landscaping comments were addressed. Staff stated perimeter planting strips
and screening was required along the perimeters of the site. Staff stated the
land use buffer typically required along the western perimeter would be 20 -feet
and along the northern and southern perimeters would be 24 -feet. Staff
requested the applicant relocate the proposed bulk storage material area away
from the perimeters of the site. Staff stated credit for existing trees was allowed
when preserving trees 6 -inches in caliper or larger.
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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has revised the site
plan to include the land use buffers, the days and hours of operation and the
proposed signage plan. The applicant has also revised the site plan to comply
with the public works staff comments related to the treatment of the paving along
Crystal Valley Road.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the use of the 2.66 -acre property located at
17605 Crystal Valley Road by Better Lawns and Gardens, a landscape company,
to use the site for their office and landscape operations facility. The business
has two (2) lawn care maintenance crews and two (2) design build construction
crews. The applicant has indicated should the business expand in the future one
(1) additional lawn care maintenance crew would be added in the short term
(12 to 24 months) and an additional design build construction crew would be
added. This would result in the addition of six (6) to eight (8) employees.
The property contains a 2,000 square foot house that will be utilized as the office
for internal personal which consists of five (5) to six (6) persons. The company
currently has 15 employees which will report to this location to pick-up their
equipment and begin their day. The employee's vehicles will be parked near the
rear of the property to limit the visibility from Crystal Valley Road. The office
space will be utilized to bring clients to the site for meetings prior to the start of a
design building project as well as hosting internal meetings and training.
E
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -5511-G
The general operational hours are Monday through Friday 8 am to 6 pm. There
are times the employees begin work at 7 am, when the weather is hot, with
occasional working activities on Saturday during the peak business season. The
applicant has indicated the dumpster will be serviced on an as needed basis
mainly on a weekly or every other week basis. The dumpster will be serviced
during the opening hours of the business. The dumpster will be used for daily
trash generated from the property.
There is an existing 50 x 40 foot metal shop on the property that will be used to
store the company's two (2) maintenance vehicles and equipment. The plan
indicates an addition to the existing building in the near future containing
1,000 square feet (20 -feet by 50 -feet). The plan indicates a future addition of
60 -feet by 50 -feet (3,000 square feet). The existing building has two (2) bays.
The first addition proposed contains one (1) additional bay and the final addition
includes three (3) additional bays.
Located along the rear of the property four (4) bins will be installed to house bulk
material for use on job sites. These will be constructed with concrete barriers to
keep the materials contained. The base of the area will be a poured concrete
slab to further ensure a clean site and no contamination of materials to the
surrounding areas. A small dumpster is proposed on the site which will be
screened with a combination of fencing and landscaping.
The applicant indicates currently the maintenance division of the business
includes two (2) Isuzu NPR landscape bodied trucks, both riding and push
mowers, as well as all hand held trimmers, blowers and other equipment
associated with the lawn maintenance service provided. The design build side of
the business consists of one (1) ton dually truck and a % ton pickup truck, an
enclosed job site trailer, a dump trailer and a gooseneck trailer. The equipment
used is a CAT track skid loader and a Cat mini excavator. The applicant states
the larger pieces of equipment are on various job sites 90 -percent of the working
year. The applicant anticipates the addition of a small skid loader on the site for
use on the property for moving items such as loading of mulch or bulk materials.
Along the rear portions of the site a black chain link fence (6 -feet in height) will be
installed along the property lines. Within the front portion of the site a decorative
black metal fence will be installed. The black metal fencing along with brick and
stone columns will be placed along the street frontage as well. The applicant is
proposing the placement of an electronic gate on both of the existing drives to be
closed during the non -operational hours of the business.
The applicant has indicated screening will be installed along the northern,
western and southern perimeters. The applicant has indicated screening will be
in the form of a dense evergreen planting or with a wood fence. The applicant
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August 11, 2016
SUBDIVISION
ITEM NO.: 8 .(Cont.) FILE NO. Z-5511
has indicated the land use buffer along these perimeters to comply with the
typical ordinance standards. A screen of trees will be planted on the south side
of the property to enhance the view from the neighbor's property and screen the
current shop as well as assist in the sound buffer of any noises. The property will
be landscaped and an automatic irrigation system will be installed to water
landscaped areas.
The applicant is proposing the placement of a sign along Crystal Valley Road.
The sign is proposed with a maximum height of 6 -feet and a maximum sign area
of 35 square feet. The sign is proposed with two (2) six (6) foot by two (2) foot
columns. The overall length of the sign is 11 -feet. The sign area proposed is
five (5) feet in height and seven (7) feet in width.
The site plan includes the addition of permeable pavers along Crystal Valley
Road to distinguish the private drive from the abutting street right of way. The
applicant has also indicated the pavers will be added around the shop area and
the office to allow for employee and customer parking. The plan indicates the
placement of eight (8) parking spaces in the rear of the site for employees
and seven (7) spaces around the existing drive/garage to serve as additional
employee and customer parking. Parking for an office use based on the
2,000 square foot home would typically require the placement of five
(5) parking spaces.
Staff is not supportive of the applicant's request. Although the site was zoned
PCD in 1992 the property was zoned to recognize a use that was occurring on
the site at the time. (Although the area residents do not remember the site being
used for auto body repair and/or an antique shop and there is no evidence of he
property being used for anything other than single-family.) The site is indicated
as MX, Mixed Use on the Future Land Use Plan. The Mixed Use category
typically is designed to provide for a mixture of residential, office and commercial
uses to occur. The commercial uses anticipated for this classification are
typically quiet retail uses which are typically associated with residential areas and
neighborhoods. This property is located in a rural area along Crystal Valley
Road with few non-residential uses located in the area. During the extraterritorial
rezoning in 1992 there were three (3) to four (4) businesses recognized with the
PCD zoning classification and it appears there is only one (1) or two (2) still
operational. Staff feels the zoning designation that best fits the applicant's use of
the property would be a contractor's storage yard which is typically allowed in
high volume traffic areas. Staff feels the level of activity that will be generated
from this business will have a potential impact on the nearby residents and
homes.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) _ FILE NO.: Z-551 1-G
STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. David Munsey addressed the Commission on the merits of the request. He stated
his family had been in business for over 13 years. He stated the company had a long
standing reputation for running a quality business. He stated he understood staffs
concerns with regard to a commercial business at this location but he did not feel their
business would be an intrusion on the neighborhood. He stated with the business the
site would be enhanced with landscaping. He stated the home would remain residential
in character. He stated he wanted to be a good neighbor and have minimal impact on
the area.
Ms. Mary Katherine Henderson addressed the Commission in opposition. She stated
she and her husband bought the property next door to the site two (2) years ago as their
starter home. She stated now they were expecting their first child and she was very
concerns with the level of activity and the storage of chemicals on the site. She also
questioned if the business would use Crystal Valley Lane for access to the site. She
stated she was also concerned with the impact of a business on the property values in
the area.
Mr. Donald Davenport addressed the Commission in opposition of the request.
He stated his home was located to the south of the proposed business. He stated
13 employees would have an impact on the adjacent homes. He stated this was a
commercial business. He stated he was concerned with property values. He stated this
was a residential area and the home had never been used for anything other than a
home.
Mr. Munsey addressed the Commission stating his company did use chemicals with the
lawn care business. He stated the business was licensed with the State Plant Board
and the chemicals would be stored as required by State Law. He stated the chemicals
were safe because they were going on lawns with children. He stated he would not be
using Crystal Lane for the commercial business. He stated all access to the business
would be from Crystal Valley Road. He stated he had purchased the 40 acres behind
this site and Crystal Lane was an access easement to the 40 acre tract. He stated the
site worked great for his business. He stated the office portion would not disrupt the
home so that in the future it could not return to a single-family home. He stated the use
of the site for the lawn care business would have little to no impact on the area.
11
August 11, 2016
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5511-G
He stated the traffic would be similar to a single-family residence. He stated the
employees reported to the site in the morning to retrieve their equipment and left the
site not returning until the enol of the day to return their equipment and get into their
personal vehicles and leave for the day.
Commissioner Bubbus questioned the zoning and commercial uses in the area. Staff
stated the property was zoned PCD as a part of the extraterritorial planning in the early
1990's. Staff stated as a part of the exterritorial planning effort rezonings to planned
developments were given to recognize existing commercial uses in areas. Staff stated
according to the file this site was being used as an auto repair and antique shop. Staff
stated they had talked with a number of the area residents and no one remembered the
site ever having a commercial activity. Staff stated the other PCD zonings on the map
appeared to no longer be operational. Staff stated the only business that appeared to
remain was the small engine repair business located across Crystal Valley Road.
The Commission questioned Mr. Munsey as to his current location. He stated the
business operated out of two (2) locations. One location for the office portion of the
business and the second to store the equipment. He stated with approval of the PCD
zoning the business would all be operated from one (1) site.
A motion was made to approve the request including all staff recommendations and
comments expect for that of denial. The motion failed by a vote of 0 ayes, 9 noes and
2 absent.
12
ITEM NO.: 8, Z -5511-G
NAME: Better Lawns and Gardens Short -form PCD
LOCATION: located at 17605 Crystal Valley Road
' R 01!! - 1 alfir-3112
1. Provide notification of the property owners located within 200 -feet of the development
including the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than July 27, 2016. The Office of Planning and
Development must receive the proof of notice no later than August 5, 2016.
Information has already been provided.
2. The cover letter indicates there are currently 13 employees. Are the plans to expand in
the future? Provide the number of employees, the number of trucks and trailers that
would be anticipated for the site
Yes there are intentions to expand and add one more maintenance crew and one more
construction crew which would add a vehicle per crew and a total of 6 more employees in the
next couple years. The enact time in which that expansion would happen is unable to be
determined due to an inability to predict the years ahead accurately. With expansion would
possibly add office personnel therefore I would p(rt the total employees anticipated between
20-30. Expansion beyond that is hard to predict at this point in time but expansion much more
than that would more than likely require a larger site.
3. Provide the equipment associated with the business. It appears there are two
components of the business, the lawn care portion and the installation of landscape
features more elaborate landscaping, retaining walls etc. and it appears with some of the
design build project larger pieces of equipment such as backhoe may be used.
The equipment for the maintenance division includes 2 Isuzu NPR landscape bodied trucks,
both riding and push mowers, as well as all hand held trimmers, blowers, etc associated with
the business. The design and build side of the business constitutes a 1 ton dually and 3/4 ton
pickup, an enclosed job site trailer, a dump trailer, and a gooseneck trailer. For equipment we
have a CAT track skid loader and Cat mini excavator. These pieces of equipment are on job
sites 90% of the working year. We would anticipate having a small skid loader on site for use
on the property. We have a small utility trailer that we use for transporting of misc items as
well. All other tools associated with the trade are small hand and specialty tools that are
stored within the job site trailer.
4. What are the sizes of trucks associated with the business? Are there larger trucks and
trailers which bring in materials, mulch, rock, landscaping materials which will be store on
the site?
As stated above we have 2 Isuzu NPR landscape bed trucks for the maintenance division.
The trucks for the design build side of the business are a 1 ton dually and 3/4 ton pickup. The
smaller pickup will be replaced with a 1-2 ton size truck in the near future. All office personal
and owners drive 112 ton pickup trucks.
ITEM NO.: 8. Z -5511-G
The bulk material that is shown on the plan would be delivered in a dump truck. The delivery
of this would be limited based upon our work volume vs the quantity that can be received at a
time. An estimated amount would be a delivery a month after we stock it initially
5. The days of operation have been provided but not the hours of operation. Provide the
hours of operation for the business.
The hours of operation would be 8-6 on a regular basis. There are rimes that we start at 7
when the weather has us in heat danger. We do this for the health of our employees who
work out in the weather. There is also times that we will finish a little late if we were to get
rained out for example and have to play catch up or have unforeseen circumstances arrive
during travel to and from a job or on a job site. This would work the same way during the
winter when it is cold there are times we start a little later and finish earlier due to weather
elements.
6. Are there activities taking place on the site that would generate noise before the opening
hours.
Typically we would arrive 30 minutes or so prior to opening since "opening" hours is when we
would leave the site to go into the field for the day so opening of doors and pedestrian
vehicles would be arriving.
7. Provide the days and hours of dumpster service. Staff recommends the hours be limited
to Monday through Friday between 8 am and 6 pm.
L)uiopst.- service is called in for pickup once it is full. We would ensure this is only done
during regular business hours.
8. The site plan indicates the placement of a sign along Crystal Valley Road. Provide the
dimension of the site. Include the total height and total sign area. Include the height of
the columns, the width of the columns, the height and width of the sign face.
See revised drailving on site plan.
9. All areas of outdoor storage must be screened from view of adjacent property and from
the street view.
See revised drawing on site plan.
10. Provide a letter from the area volunteer fire department indicating their knowledge of the
project and their ability to serve the existing and proposed new use.
See attached letter
Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the existing drives to
be maintained.
Public Works Conditions:
1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
See revised site plan
2. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Crystal Valley Road with the planned
development. A 6 foot paved shoulder should be constructed along the property frontage.
We agree to pave a 6 foot shoulder as requested. See revised site plan.
ITEM NO.: 8. Z -5511-G
3. All driveways shall be concrete aprons per City Ordinance.
See revised site plan.
4. Stormwater detention ordinance applies to this property when additional impervious
surface is constructed. 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.
See revised site plan.... Permeable pavers will be used in order to collect and return water to
earth so that surface runoff is no greater than what is currently happening on site.
5. Driveway locations and widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing on arterial streets is at least 300 feet
between driveways and 150 feet from side property line. The width of driveway must not
exceed 36 feet. A variance is required to be obtained for the driveway locations.
We would like to seek a variance in regards to this item in order to maintain existing drives.
Variance would allow us to maintain the large mature trees on the front of the property as well
as not alter existing drainage at the front of the property.
6. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards. Sight distance to
the south maybe insufficient.
Utilities and Fire DepartmentlCounty Planning:
Little Rock Wastewater: Outside the service boundary.
Entergy: Entergy does not object to this proposal. A single phase power line exists on the
west side Crystal Valley Road in front of this development and power appears to already be
extended to a few of the structures on the property. Caution should be used if moving large
equipment, structures, or materials underneath the overhead lines located along the road.
Contact Entergy in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
Center pint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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
ITEM NO.: 8.
Z -5511-G
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
We will install an RPZ and have the assembly tested and results turned in annually
Fire Deartment:
1. 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.
We agree to maintain the access roads
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.
We agree to the above.
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.
We agree to the above
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 height shall have at least two
means of fire apparatus access for each structure.
We agree to the above
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.
We agree to the above.
i. 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.
c. 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.
We agree to iAe abovr
6. 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.
ITEM NO.: 8. Z -5511-G
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
a. Minimum gate width shall be 20 feet.
See revised site plan.
b. Gates shall be of swinging or sliding type.
See revised site plan.
c. Construction of gates shall be of material that allow manual operation by one
person.
We agree to the above.
d. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
We agree to the above.
e. 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.
We will have the fire code official approve our opening devices prior to purchase and
installation.
f. 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.
We agree to the above.
g. Locking device specifications shall be submitted for approval \by the fire code
official
We will submit locking devices for approval prior to purchase and instaIla tio0-
h. Electric gate operators, where provided, shall be listed in accordance with UL
325.
We agree to the above
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
!Ne agree to the above
7. 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.
I have spoke with Dennis Free and he stated to call him if you had any questions but that
when we add the building addition we would need to ensure that there is a fire hydrant within
400 ft of the building. If the existing hydrant across the road is not within that distance we will
be responsible for adding a hydrant within that distance at the time of construction. We agree
to comply.
Parks and Recreation: No comment received.
County Planning Dedicate R.O.W. to meet City of Little Rock Master Street Plan.
We agree to R. O. W dedication.
ITEM NO.: 8.
Z -5511-G
Rock Region Metro: Location is not currently served by METRO. We have no comments
regarding this PCD.
Building Code: No comment.
Planning Division: This request is located in Crystal Valley Planning District. The Land Use
Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture
of residential, office and commercial uses to occur. A Planned Zoning District is required if the
use is entirely office or commercial or if the use is a mixture of the three. The applicant has
applied for a revision of PCD (Planned Commercial District) to allow a landscape company to
use the property as office and to store equipment associated with the business.
Master Street Plan: To the west of the property is Crystal Valley Road and it is a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on Crystal Valley
Road since it is a Principal Arterial.
Bicycle Plan: There is a Class I Bike Path shown along Crystal Valley Road. A Bike Path is to
be a paved path physically separate for the use of bicycles. Additional right-of-way or/and
easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as
well (replacing the sidewalk).
Landscape:
1. Any new site development must comply with the City's landscape and buffer ordinance
requirements.
See revised site plan. We agree to the above.
2. A land use buffer six (6) percent of the average width / depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The adjacent
properties to the south and east are zoned R-2, Single-family. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the buffer. The
plantings, existing and purposed, shall be provided within the landscape ordinance of the
City, Section 15-102.
See revised site plan.
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.
Our intent is to preserve as many trees on site as possible.
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, July 27, 2016.
ITEM NO.: 8, Z -5511-G
NAME: Better Lawns and Gardens Short -form PCD
LOCATION: located at 17605 Crystal Valley Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the development
including the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than July 27, 2016, The Office of Planning and
Development must receive the proof of notice no later than August 5, 2016.
2. The cover letter indicates there are currently 13 employees. Are the plans to expand in
the future? Provide the number of employees, the number of trucks and trailers that
would be anticipated for the site.
3. Provide the equipment associated with the business. It appears there are two
components of the business, the lawn care portion and the installation of landscape
features more elaborate landscaping, retaining walls etc. and it appears with some of the
design build project larger pieces of equipment such as backhoe may be used.
4. What are the sizes of trucks associated with the business? Are there larger trucks and
trailers which bring in materials, mulch, rock, landscaping materials which will be store on
the site?
5. The days of operation have been provided but not the hours of operation. Provide the
hours of operation for the business.
6. Are there activities taking place on the site that would generate noise before the opening
hours.
7. Provide the days and hours of dumpster service. Staff recommends the hours be limited
to Monday through Friday between 8 am and 6 pm.
8. The site plan indicates the placement of a sign along Crystal Valley Road. Provide the
dimension of the site. Include the total height and total sign area. Include the height of
the columns, the width of the columns, the height and width of the sign face.
9. All areas of outdoor storage must be screened from view of adjacent property and from
the street view.
10. Provide a letter from the area volunteer fire department indicating their knowledge of the
project and their ability to serve the existing and proposed new use.
Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the existing drives to
be maintained.
Public Works Conditions:
1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Crystal Valley Road with the planned
development. A 6 foot paved shoulder should be constructed along the property frontage.
ITEM NO.: 8. Z -5511-G
3. All driveways shall be concrete aprons per City Ordinance.
4. Stormwater detention ordinance applies to this property when additional impervious
surface is constructed. 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.
5. Driveway locations and widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing on arterial streets is at least 300 feet
between driveways and 150 feet from side property line. The width of driveway must not
exceed 36 feet. A variance is required to be obtained for the driveway locations.
6. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards. Sight distance
to the south maybe insufficient.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Outside the service boundary.
Enter : Entergy does not object to this proposal. A single phase power line exists on the
west side Crystal Valley Road in front of this development and power appears to already be
extended to a few of the structures on the property. Caution should be used if moving large
equipment, structures, or materials underneath the overhead lines located along the road.
Contact Entergy in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
Center pint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
Fire Department:
1. Maintain Access.
ITEM NO.: 8. Z -5511-G
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 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.
i. 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.
c. 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. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by one
person.
d. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
e. 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.
f. 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.
ITEM NO.: 8.
Z -5511-G
g. Locking device specifications shall be submitted for approval \by the fire code
official
h. Electric gate operators, where provided, shall be listed in accordance with UL
325.
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
7. 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: Dedicate R.O.W. to meet City of Little Rock Master Street Plan,
Rock Region Metro: Location is not currently served by METRO. We have no comments
regarding this PCD.
Buildina Code: No comment.
Planning Division: This request is located in Crystal Valley Planning District. The Land Use
Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture
of residential, office and commercial uses to occur. A Planned Zoning District is required if
the use is entirely office or commercial or if the use is a mixture of the three. The applicant
has applied for a revision of PCD (Planned Commercial District) to allow a landscape
company to use the property as office and to store equipment associated with the business.
Master Street Plan: To the west of the property is Crystal Valley Road and it is a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on Crystal
Valley Road since it is a Principal Arterial.
Bicycle Plan: There is a Class I Bike Path shown along Crystal Valley Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and
easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as
well (replacing the sidewalk).
Landscape:
1. Any new site development must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The adjacent
properties to the south and east are zoned R-2, Single-family. As a component of all land
ITEM NO.: 8.
Z -5511-G
use buffer requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the buffer. The
plantings, existing and purposed, shall be provided within the landscape ordinance of the
City, Section 15-102.
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.
Revisedplat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, July 27, 2016.