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HomeMy WebLinkAboutZ-5718-A Staff AnalysisJuly 8, 1999 ITEM NO.: 6 FILE NO.: Z -5718-A NAME: West Tree Service - Revised Long -Form PID LOCATION: 6300 Forbing Road DEVELOPER: ENGINEER: West Tree Service Co., Inc. Samuel L. Davis 6300 Forbing Road 5301 West 8u' Street Little Rock, AR 72209 Little Rock, AR 72204 AREA: 8.89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PID ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: West Tree Service facility Same with expanded, paved and gravel parking areas. 1. Variance from the ordinance required minimum driveway setbacks and spacing for the existing drives. BACKGROUND: On August 24, 1993, the Planning Commission approved the West Tree Service - Long -Form PID for the property at 6300 Forbing Road. On September 21, 1993, the Board of Directors passed Ordinance No. 16,494 approving the Planned Development. The approved site plan included a 2,720 square foot office building, a 2,400 square foot storage building, a 4,000 square foot shop with a 5,200 square foot canopy and a small portable building. The building locations are noted on the attached site plan. The approved site plan also included areas of asphalt parking. A. PROPOSAL: The applicant proposes to revise the previously approved site plan by adding a small amount of asphalt parking area on the west side of the shop building and a larger area of July 8, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5718-A gravel parking on the north side of the shop building. The gravel area will be used for equipment storage. The applicant also proposes to extend the existing six (6) foot screening fence along the east property line northward to the existing tree line. This will aid in screening the gravel equipment storage area from the residences to the east. The proposed improvements (asphalt and gravel parking and fence extension) have already been made to the property. The previously approved site plan showed an area for on-site stormwater detention along the east property line, near the end of Myerson Drive. The applicant proposes to move the on-site stormwater detention area to along the west property line as noted on the attached site plan. Public Works is comfortable with the relocated detention area as proposed. B. EXISTING CONDITIONS: This general area is made up of a mixture of uses and zoning. There is a mixture of residential, office and commercial uses to the east. There is a large warehouse complex immediately west of the site, with other industrial and commercial uses to the south across Forbing Road. Other industrial uses and zoning are located to the north. As noted in the "Background" paragraph, there are several existing buildings and parking areas on this property. The northern portion of this property is primarily wooded and undeveloped. C. NEIGHBORHOOD COMMENTS: The Wakefield, Cloverdale and Geyer Springs Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) phone call from a neighbor requesting information on the project. No negative comments have been received. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Forbing Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. (59 feet required width of pavement from 2 July 8, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5718-A back curb to back curb on Forbing Road.) Sears Avenue requires (31 feet of pavement with turnaround). Dedicate right-of-way and construct improvements for public turnaround at Myerson Drive. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Driveway must comply with a new ordinance #18,031 (150 feet from property corner and 300 feet spacing). 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. B. Existing topographic information at maximum five foot contour interval base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Sec. 29-186(c) and (d) is required. 11. Traffic count on Geyer Springs near Forbing was 25,000 in 1997 and Forbing Road near Geyer Springs was 8,900 in 1997. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Private fire hydrant may be needed. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is in the 65th Street East Planning District. It is shown as Industrial on the Land Use Plan. There is an existing PID on the property and the expansion of the current use is consistent with the Industrial. Buffering 3 July 8, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) G. FILE NO.: Z -5718-A to the adjacent residential areas should be addressed; i.e. the fencing should be extended to address the storage of large vehicles and machinery. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. ANALYSIS: The applicant submitted a revised site plan and letter to staff on June 23, 1999. The revised plan shows the relocated on-site stormwater detention area as noted in paragraph A of this report. The letter submitted addresses the following points: 1. West Tree Service will make a 15 percent in -lieu payment for all required street improvements. 2. Right-of-way will be dedicated for a turnaround at the end of Myerson Road as required by Public Works. 3. A variance is requested from the ordinance required minimum driveway setbacks and spacing for the three (3) existing drives. The ordinance requires a minimum driveway setback of 150 feet from the property line and a minimum spacing of 300 feet between drives (measurements to be from center of drives). The easternmost drive is approximately 20 feet from the east property line, with the westernmost drive being approximately 35 feet from the west property line. The spacing is approximately 280 feet between the two easternmost drives and approximately 200 feet between the two westernmost drives. Public Works recommends approval of the variances for the two (2) westernmost drives only. Public Works recommends that easternmost drive be removed and the cost of the removal be deducted from the in -lieu payment that will be made by the applicant. The applicant agrees to the removal of this drive. Otherwise, to staff's knowledge, there are no outstanding issues associated with the site plan. The revised PID should have no adverse effects on the surrounding property. 4 July 8, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -5718-A H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PID zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the variance from the ordinance standards for driveway setbacks and spacing as requested by the applicant for the two (2) westernmost drives. Public Works recommends that the easternmost drive be removed. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Jack West, Jeff Grimmett and Gary Ingle were present, representing the application. Staff gave a brief description of the revised PID site plan. The Public Works requirements were discussed in length. It was noted that a water detention dike was eliminated from the previously approved site plan. Staff noted that the applicant was obligated to provide for on-site stormwater detention. The applicants stated that they would work with Public Works on an alternate location on the site for stormwater detention. Dedication of right-of-way and street improvements to Forbing Road, Myerson Drive and Sears Avenue were briefly discussed. It was indicated that a deferral request or possible 15 percent in - lieu contribution would be made for the improvements. This was briefly discussed. Driveway locations were also discussed. It was noted that the existing driveways do not conform to the new ordinance standards (setback and spacing). The applicants noted that a variance request would be submitted. It was determined that the applicants would meet with Public Works representatives and work out details associated with stormwater detention, right-of-way dedication, street improvements and driveway locations. After the discussion, the Committee forwarded the revised PID to the full Commission for resolution. 0 July 8, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z -5718-A (JULY 8, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Commissioner Adcock noted concerns with the maintenance of the area which would be dedicated for a turnaround at the end of Myerson Road. She stated that Public Works had indicated that the applicant (West Tree Service) would continue to maintain this area. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 0 FILE NO.: Z -5718-A NAME: West Tree Service - Revised Long -Form PID LOCATION: 6300 Forbing Road DEVELOPER: ENGINEER: West Tree Service Co., Inc. Samuel L. Davis 6300 Forbing Road 5301 West 8th Street Little Rock, AR 72209 Little Rock, AR 72204 AREA: 8.89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PID ALLOWED USES: West Tree Service facility PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Same with expanded, paved and gravel parking areas. 1.Variance from the ordinance required minimum driveway setbacks and spacing for the existing drives. BACKGROUND: On August 24, 1993, the Planning Commission approved the West Tree Service - Long -Form PID for the property at 6300 Forbing Road. On September 21, 1993, the Board of Directors passed Ordinance No. 16,494 approving the Planned Development. The approved site plan included a 2,720 square foot office building, a 2,400 square foot storage building, a 4,000 square foot shop with a 5,200 square foot canopy and a small portable building. The building locations are noted on the attached site plan. The approved site plan also included areas of asphalt parking. A. PROPOSAL: The applicant proposes to revise the previously approved site plan by adding a small amount of asphalt parking area on the west side of the shop building and a larger area of gravel parking on the north side of the shop building. The FILE NO.: Z -5718-A (Cont. gravel area will be used for equipment storage. The applicant also proposes to extend the existing six (6) foot screening fence along the east property line northward to the existing tree line. This will aid in screening the gravel equipment storage area from the residences to the east. The proposed improvements (asphalt and gravel parking and fence extension) have already been made to the property. The previously approved site plan showed an area for on-site stormwater detention along the east property line, near the end of Myerson Drive. The applicant proposes to move the on-site stormwater detention area to along the west property line as noted on the attached site plan. Public Works is comfortable with the relocated detention area as proposed. B. EXISTING CONDITIONS: This general area is made up of a mixture of uses and zoning. There is a mixture of residential, office and commercial uses to the east. There is a large warehouse complex immediately west of the site, with other industrial and commercial uses to the south across Forbing Road. Other industrial uses and zoning are located to the north. As noted in the "Background" paragraph, there are several existing buildings and parking areas on this property. The northern portion of this property is primarily wooded and undeveloped. C. NEIGHBORHOOD COMMENTS: The Wakefield, Cloverdale and Geyer Springs Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) phone call from a neighbor requesting information on the project. No negative comments have been received. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Forbing Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. (59 feet required width of pavement from back curb to back curb on Forbing Road.) Sears Avenue requires (31 feet of pavement with turnaround). Dedicate right-of-way and construct improvements for public turnaround at Myerson Drive. `q FILE NO.: Z -5718-A (Cont.) 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Driveway must comply with a new ordinance #18,031 (150 feet from property corner and 300 feet spacing). 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8.Existing topographic information at maximum five foot contour interval base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Sec. 29-186(c) and (d) is required. 11. Traffic count on Geyer Springs near Forbing was 25,000 in 1997 and Forbing Road near Geyer Springs was 8,900 in 1997. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F. Wastewater: Sewer available, not adversely affected. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Private fire hydrant may be needed. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No issues. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street East Planning District. It is shown as Industrial on the Land Use Plan. There is an existing PID on the property and the expansion of the current use is consistent with the Industrial. Buffering to the adjacent residential areas should be addressed; i.e. the fencing should be extended to address the storage of large vehicles and machinery. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. 3 FILE NO.: Z -5718-A (Cont.) G H Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. ANALYSIS: The applicant submitted a revised site plan and letter to staff on June 23, 1999. The revised plan shows the relocated on-site stormwater detention area as noted in paragraph A of this report. The letter submitted addresses the following points: 1. West Tree Service will make a 15 percent in -lieu payment for all required street improvements. 2. Right-of-way will be dedicated for a turnaround at the end of Myerson Road as required by Public Works. 3. A variance is requested from the ordinance required minimum driveway setbacks and spacing for the three (3) existing drives. The ordinance requires a minimum driveway setback of 150 feet from the property line and a minimum spacing of 300 feet between drives (measurements to be from center of drives). The easternmost drive is approximately 20 feet from the east property line, with the westernmost drive being approximately 35 feet from the west property line. The spacing is approximately 280 feet between the two easternmost drives and approximately 200 feet between the two westernmost drives. Public Works recommends approval of the variances for the two (2) westernmost drives only. Public Works recommends that easternmost drive be removed and the cost of the removal be deducted from the in -lieu payment that will be made by the applicant. The applicant agrees to the removal of this drive. Otherwise, to staff's knowledge, there are no outstanding issues associated with the site plan. The revised PID should have no adverse effects on the surrounding property. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PID zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the variance from the ordinance standards for driveway setbacks and spacing as requested by the applicant for the two (2) westernmost 4 FILE NO.: Z -5718-A (Cont.) drives. Public Works recommends that the easternmost drive be removed. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Jack West, Jeff Grimmett and Gary Ingle were present, representing the application. Staff gave a brief description of the revised PID site plan. The Public Works requirements were discussed in length. It was noted that a water detention dike was eliminated from the previously approved site plan. Staff noted that the applicant was obligated to provide for on-site stormwater detention. The applicants stated that they would work with Public Works on an alternate location on the site for stormwater detention. Dedication of right-of-way and street improvements to Forbing Road, Myerson Drive and Sears Avenue were briefly discussed. It was indicated that a deferral request or possible 15 percent in - lieu contribution would be made for the improvements. This was briefly discussed. Driveway locations were also discussed. It was noted that the existing driveways do not conform to the new ordinance standards (setback and spacing). The applicants noted that a variance request would be submitted. It was determined that the applicants would meet with Public Works representatives and work out details associated with stormwater detention, right-of-way dedication, street improvements and driveway locations. After the discussion, the Committee forwarded the revised PID to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Commissioner Adcock noted concerns with the maintenance of the area which would be dedicated for a turnaround at the end of Myerson Road. She stated that Public Works had indicated that the applicant (West Tree Service) would continue to maintain this area. 0 FILE NO.: Z -5718-A (Cont. The Chairman placed the item before th within the Consent Agenda for approval A motion to that effect was made. The of 10 ayes, 0 nays and 1 absent. C" e Commission for inclusion as recommended by staff. motion passed by a vote