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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. 2 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. 3 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 12 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. 5 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. 0 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 7 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 0 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.