HomeMy WebLinkAboutStaff Report for Z-6815-A July 08 2021
ITEM NO.: 4 FILE NO.: Z-6815-A
NAME: Levy Concrete Plant – PD-I
LOCATION: 8806 Mabelvale Pike
DEVELOPER:
Levy Concrete
Brad Suen
3516 Crystal Street
North Little Rock, AR 72118
OWNER/AUTHORIZED AGENT:
Whitey’s Properties, LLC – Owner
Jess Griffin – Agent
SURVEYOR/ENGINEER:
Jess Griffin
5 Kingston Drive
Little Rock, AR 72227
AREA: 6.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 6.82 acre property from “I-2” Light Industrial
District to “PD-I” Planned District – Industrial to allow for the development of a
concrete plant. The area of property to be rezoned is part of a larger 20.71 acre
tract.
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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B. EXISTING CONDITIONS:
The area proposed for rezoning is currently undeveloped and tree covered. The
property slopes downward slightly from south to north.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. With the easement serving more than 1 parcel the access easement width
should be 60 ft in width. Does the property have the right to use the separate
easement located on the north side of the north property line? What is the
width of that easement?
2. Mabelvale Pike is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Mabelvale Pike
including 5-foot sidewalks with planned development. The new back of curb
and driveway apron should be located 18 ft and 16 ft respectively from
centerline. Access ramps should be constructed on both sides of an ADA
compliant driveway apron in conformance with PW-34.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. If clearing is proposed beyond
the developed area shown on the site plan, an advanced grading variance
must be
5. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
7. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction.
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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8. The minimum Finish Floor elevation of at least 1 ft above the base flood
elevation is required to be shown on plat and grading plans.
9. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Planning and
Development for more information.
10. A concrete driveway apron is required be installed per City Ordinance where
the private street intersects Mabelvale Pike. The apron should be
constructed with a combination asphalt and concrete where the concrete
apron begins 16 ft from the Mabelvale Pike striped centerline.
11. Private access is proposed for this property. In accordance with section 31-
207, private streets must be constructed to the same standards as public
streets. A minimum access easement width of 60 ft is required to be platted
and the street constructed to a width of 36 ft from back of curb to back of curb
from Mabelvale Pike to the 2nd driveway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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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. 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. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
The property is surrounded by more restrictive R-2 properties. Existing
mature trees and dense understory vegetation may be able to be applied
to meet the minimum code requirements if retained and protected during
construction.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
5. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
6. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Geyer Spring West Planning District. The
Land Use Plan shows Light Industrial (LI) for the requested area. The Light
Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like"
setting. The application is to change the property from I-2 (Light Industrial District)
to PDI (Planned Development Industrial) District to allow for the future
development of a concrete plant on the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the north, west and southwest. Public Institutional (PI) is shown to
the south of the site. Commercial (C) use is also shown to the southeast across
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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Mabelvale Pike. Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes, provided that the
density remain less than 6 units per acre. The lands to the north and west shown
as RL are undeveloped and wooded. To the southwest is a developed single-
family subdivision. The Public Institutional (PI) category includes public and quasi-
public facilities that provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals. This land to the
site of ArDOT (Arkansas Department of Transportation), both the District 6 offices
and the state headquarters. The Commercial (C) category includes a broad range
of retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. Within the Commercial area is a
solvent company and ArDOT materials yard then undeveloped partially wooded
land.
Master Street Plan: To the south is Mabelvale Pike and it is shown as a Collector
on the Master Street Plan. The primary function of a Collector Road is to provide
a connection from Local Streets to Arterials. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There is a Class III Bike Route shown on Mabelvale Pike. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
H. ANALYSIS:
The applicant proposes to rezone the 6.82 acre property at 8806 Mabelvale Pike
from “I-2” Light Industrial District to “PD-I” Planned District Industrial. The property
is part of a larger 20.71 acre tract. The rezoning is requested to allow development
of a concrete plant.
The proposed development includes a 7,800 square foot office/shop building
located within the east half of the 6.82 acres. A conveyor/aggregate bin/silo
structure will be located on the north side of the office/shop building. Fuel pumps
and parking for concrete trucks will be located west of the office/shop building.
Paved parking will be located on the east side of the office/slope building, with
additional employee parking at the southwest corner of the development.
Aggregate storage bins will be located at the northwest corner of the site. The
vehicular use area north and west of the office/shop building will have a compacted
gravel base to accommodate the large truck traffic.
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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The applicant notes that the heights of the office/shop and aggregate bin structures
will be less than 35 feet. The silo will have a height of approximately 85 feet. The
current I-2 zoning allows a building height of 45 feet.
The applicant is proposing to construct a private street within an access easement
from Mabelvale Pike to access the property. The street will be constructed to City
standards. There will be two (2) 30 foot wide access drives from the private street.
There will be a large landscaped area between the two (2) driveways. The two (2)
driveways will be gated near the front of the office/shop building. The rear portion
of the property will be fenced with a security fencing. All fencing must comply with
section 36-516 (e) (3) of the City’s Zoning Ordinance.
The applicant is proposing 26 parking spaces for employees and customers. This
should be sufficient to serve the proposed concrete plant use. Additional parking
for large trucks is located in the rear yard area.
A dumpster area will be located near the northeast corner of the project. The
dumpster area must be screened as per Section 36-523 (d).
The applicant is proposing a ground-mounted sign near the southeast corner of
the site. All signage must comply with Section 36-554 of the code.
All site lighting will be low-level and directed away from adjacent properties.
The applicant notes that the hours of operation for the office/shop building will be
from 7:00 AM to 5:00 PM, Monday through Saturday. The concrete plant hours
will be from 6:00 AM to 8:00 PM, Monday through Saturday. The applicant also
notes that some jobs may require special hours of operation.
The applicant also notes that the City’s Landscape and Buffer Ordinance will be
complied with.
The applicant notes that there will be a 50 foot wide undisturbed buffer area along
the south property line. The applicant also notes that the remainder of the overall
property will remain undisturbed and tree covered. This represents approximately
13.89 acres of tree-covered buffer space.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
PD-I.
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ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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Staff is supportive of the proposed PD-I zoning to allow development of a concrete
plant. Staff views the request as reasonable. The property is currently zoned
“I-2” Light Industrial. There are other industrial zoned properties and uses in this
general area. The ArDOT maintenance facilities are located immediately to the
south and across Mabelvale Pike to the east. The proposed PD-I zoning and use
will represent a continuation of the industrial-type uses and zoning in this area.
The proposed development will contain several hundred feet of undisturbed tree-
covered buffer space between it and the nearest residential subdivision to the
southwest. Staff believes the proposed PD-I zoning will have no adverse impact
on the surrounding properties.
July 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-I zoning, subject to compliance
with the comments and conditions outlined in paragraphs D and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
July 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A
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