HomeMy WebLinkAboutZ-8519 Staff AnalysisITEM NO.: E Z-8519
NAME: The Orchards at Mabelvale Short -form PD-R
LOCATION: located at 9501 Mabelvale Pike
Planning Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than March 24, 2010. The Office of
Planning and Development must receive the proof of notice no later than April 2,
2010.
2. Two separate notes indicate the building height of the site plan. One indicates a
maximum height of 50 feet and the second 51 feet.
Variance/Waivers: A variance from Section 29-186 (c) and (d) to allow advanced
grading of portions of Lot 4 with the development of Lot 3.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to the proposed Richsmith Street including 5-
foot sidewalks on both sides with the planned development. The street width should
be 36 feet from back of curb to back of curb within a 60 foot right-of-way.
2. A grading permit in accordance with Section 29-186 (c) and (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. A variance must be requested to advance grade portions
of Lot 4 at the time construction begins on Lot 3.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
4. Stormwater detention ordinance applies to this property. Sufficient detention should
be provided to not exceed the capacity of the 24 inch diameter pipe under Mabelvale
Pike during a 25 year storm event based on the condition of full development of the
subdivision.
5. Mabelvale Pike becomes flooded today at this location during a 5 year storm event.
If the proposed development will increase downstream flooding conditions, a remedy
should be provided. Stormwater flows have been provided from the detention pond
during a 25 year storm event. Provide drainage calculation that shows the 24 inch
diameter pipe under Mabelvale Pike has the capacity to pass the proposed
development and all other off site flows to the pipe during the 25 year storm event.
The total capacity of the 24 inch diameter pipe should be considered when designing
the detained flow from the detention pond.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
Item # E.
7. At the time of construction of the proposed street, a temporary gravel turn around
must be provided with a 40 foot radius or a 20 foot by 80 foot hammerhead at the
end of the proposed street.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways cannot be located closer
than 125 feet from a property line on a commercial street The width of driveway
must not exceed 36 feet. For a gated entrance, a turnaround must be provided to
accommodate an SU-30 vehicle and provide a stacking distance of 30 feet from the
intersecting street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. Please submit plans for water facilities to
Central Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of water
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection. A main
extension will be needed to provide water service to the back of this property. Additional
fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility, installation of
an approved reduced pressure zone backflow preventer assembly (RPZ) is required on
the domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent
to CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Item # E.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
Planning Division: This request is located in the Geyer Springs West Planning District.
The Land Use Plan shows Community Shopping for this property. The applicant has
applied for a Planned Development Residential to allow the lot to develop with a three
story residential building to contain elderly housing. This application is in conflict with
the Future Land Use Plan. This area has been shown on the Plan as Community
Shopping since 1997, but has not developed. The Plan shows Light Industrial on the
west side of Mabelvale Pike with Residential Low Density shown further to the south.
This type of residential development could be a good transition from the commercial
uses to the north and the residential uses to the south.
Master Street Plan: Mabelvale Pike is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Mabelvale Pike since it is a Minor
Arterial. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity -
Neighborhood Action Plan: This area is covered by the Chicot West 1-30 South
Neighborhood Action Plan. Their Housing Goal states: "Encourage the development of
vacant lots in existing subdivisions."
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscape appear to meet with ordinance
requirements.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect
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, March 24, 2010.
Item # E.
ITEM NO.: 10.
NAME: The Orchards at Mabelvale Short -form PD-R
LOCATION: located at 9501 Mabelvale Pike
Plannina Staff Comments:
Z-8519
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than February 10, 2010. The Office of
Planning and Development must receive the proof of notice no later than February
19, 2010.
3. Verify the linear feet on new street to be constructed with the proposed PD-R
development.
4. Will the street be constructed with the final platting of Lot 1?
5. Who will be responsible for maintenance of Tracts A and B? Provide a note on the
proposed site plan indicating the responsible entity.
6. Provide a note on the site plan stating the occupancy will be limited to persons 55
years of age and older.
7. Provide a note on the site plan indicating the maximum building height proposed for
the new construction.
8. Will the dumpster service hours be limited to daylight hours? If so provide a note on
the site plan stating the hours of service.
9. Is future access from the development to the new street proposed? If so indicate
future access with a note on the site plan.
10. Provide the total height of the proposed decorative iron fence located around the
sites perimeters.
Variance/Waivers: None requested.
Public Works Conditions:
1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Mabelvale Pike and the proposed new street.
3. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Mabelvale Pike including
5-foot sidewalk with the planned development. The new back of curb should be
located 29.5 feet from the existing centerline.
4. With site development, provide the design of the new street conforming to the
Master Street Plan. Construct street improvements to the proposed new street
including 5-foot sidewalk with the planned development. The proposed street
should be a commercial street within a 60 foot right-of-way, 36 feet wide, with
sidewalks on both sides of the street.
5. The shown plan scale is not accurate. The scale is 1" equal 100'.
Item # 10.
6. Redesign entry and resubmit. Include design vehicle and tracking to insure
vehicles can access facility. As designed, the entry will not accommodate an SU
vehicle. Fire access requires 20-foot clear entry. If additional information is
needed, contact Bill Henry, Traffic Engineering at 379-1816 for assistance.
7. A grading permit in accordance with Section 29-186 (c) and (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. Is a variance being requested for advanced
grading of future phases?
8. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Sufficient detention
should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale
Pike at time of full development.
10. Per Section 29-102 an evaluation should be conducted and provided to staff on
the basis of existing downstream development and any analysis of stormwater
runoff with and without the proposed development. Mabelvale Pike has flooded
at this location during a 5-year storm event. If the proposed development will
increase downstream flooding conditions, a remedy should be provided.
11. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
12.At the time of construction of the proposed street, a temporary gravel turn around
should be provided at the end of the proposed street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. A
Capacity Analysis will be required. Contact Little Rock Wastewater Utility for additional
information.
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Please submit plans for water facilities to
Central Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of water
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection. Additional
fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Item # 10.
Arkansas Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility, installation of
an approved reduced pressure zone backflow preventer assembly (RPZ) is required on
the domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent
to CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Gate access must be a minimum of 20-feet in width. Fire
hydrants will be required. Contact the Little Rock Fire Department for additional
information.
County Planning: No comment.
CATA: The site is not located near a CATA Bus Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Geyer Springs West Planning District.
The Land Use Plan shows Community Shopping for this property. The applicant has
applied for a Planned Development Residential to allow the lot to develop with a three
story residential building to contain elderly housing. This application is in conflict with
the Future Land Use Plan. This area has been shown on the Plan as Community
Shopping since 1997, but has not developed. The Plan shows Light Industrial on the
west side of Mabelvale Pike with Residential Low Density shown further to the south.
This type of residential development could be a good transition from the commercial
uses to the north and the residential uses to the south.
Master Street Plan: Mabelvale Pike is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Mabelvale Pike since it is a Minor
Arterial. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity -
Neighborhood Action Plan: This area is covered by the Chicot West 1-30 South
Neighborhood Action Plan. Their Housing Goal states: "Encourage the development of
vacant lots in existing subdivisions."
Landscape:
Item # 10.
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A twenty-six foot (26) wide land use buffer is required to separate this proposed
development from the residentially zoned property on the northern perimeter of the
site. Seventy percent (70%) of the buffer area is to remain undisturbed. Easements
cannot count towards meeting this requirement. Currently, the northern perimeter is
not meeting this minimum requirement. Four (4) parking spaces are located within
the northern land use buffer area; relocate.
3. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings is required along the northern
perimeter of the site. Credit towards fulfilling this requirement can be given for
existing trees and undergrowth that provides a year -around screening.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
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.
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, February 10, 2010.
Item # 10.
April 8, 2010
O.: E
NAME: The Orchards at Mabelvale Short -form PD-R
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 2.705 acres
NUMBER OF LOTS: 1
CURRENT ZONING:
C-3, General Commercial District
ALLOWED USES:
General commercial uses
PROPOSED ZONING:
PD-R
PROPOSED USE:
Elderly Housing — Age 55 years+
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
FILE NO.: Z-8519
FT. NEW STREET: 0 LF
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 the
Orchards at Mabelvale from C-3, General Commercial District to PD-R. The
rezoning request is to allow the development of the site with 48 units of elderly
housing. The building is proposed with three (3) stories with a maximum height
of 51 feet. There are 16 residential units per floor proposed. The development is
proposed with a gated entrance from Richsmith Lane, a new public street located
along the southern boundary.
Since the property is not located within a platted subdivision there is not a bill of
assurance for this site.
April 8, 2010
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-8519
B. EXISTING CONDITIONS:
The site has a number of large trees located on the lot proposed for development
and within the area proposed for future development there is a significant number
of trees. In the area there are a number of uses including commercial, residential
and industrial type uses. To the north of the proposed plat area is a big box
retailer, Home Depot. North of the site are two single-family structures and south
of the site is a single-family structure. All About Tires and Brakes is located north
of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and
Barricade located on ❑avmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties located to the
north which have redeveloped. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information from area residents. All property owners located within
200 feet of the site, all residents, who could be identified, located within 300 feet
of the site, the Mavis Circle and the Pinedale Neighborhood Associations and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to the proposed Richsmith Lane
including 5-foot sidewalk on both sides with the planned development. The
street width should be 36 feet from back of curb to back of curb within a
60 foot right-of-way.
2. A grading permit in accordance with Section 29-186 (c) and (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. A variance must be requested
to advance grade portions of Lot 4 at the time construction begins on Lot 3.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
2
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.
E.
FILE NO.: Z-8519
4. Stormwater detention ordinance applies to this property. Sufficient detention
should be provided to not exceed the capacity of the 24 inch diameter pipe
under Mabelvale Pike during a 25 year storm event based on the condition of
full development of the subdivision.
5. Mabelvale Pike becomes flooded today at this location during a 5 year storm
event. If the proposed development will increase downstream flooding
conditions, a remedy should be provided. Stormwater flows have been
provided from the detention pond during a 25 year storm event. Provide
drainage calculation that shows the 24 inch diameter pipe under Mabelvale
Pike has the capacity to pass the proposed development and all other off site
flows to the pipe during the 25 year storm event. The total capacity of the 24
inch diameter pipe should be considered when designing the detained flow
from the detention pond.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. At the time of construction of the proposed street, a temporary gravel turn
around must be provided with a 40 foot radius or a 20 foot by 80 foot
hammerhead at the end of the proposed street.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways cannot be located
closer than 125 feet from a property line on a commercial street The width of
driveway must not exceed 36 feet. For a gated entrance, a turnaround must
be provided to accommodate an SU-30 vehicle and provide a stacking
distance of 30 feet from the intersecting street.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Ener : No comment received.
AT & T: No comment received.
3
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.
FILE NO.: Z-8519
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. A main extension will be needed to
provide water service to the back of this property. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) 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 CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN-
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Community Shopping for this property. The
applicant has applied for a Planned Development Residential to allow the lot to
develop with a three story residential building to contain elderly housing. This
application is in conflict with the Future Land Use Plan. This area has been
shown on the Plan as Community Shopping since 1997, but has not developed.
The Plan shows Light Industrial on the west side of Mabelvale Pike with
M
April 8, 2010
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: 7-8519
Residential Low Density shown further to the south. This type of residential
development could be a good transition from the commercial uses to the north
and the residential uses to the south.
Master Street Plan: Mabelvale Pike is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Mabelvale Pike
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Nei hbarhood Action Plan: This area is covered by the Chicot West 1-30 South
Neighborhood Action Plan. Their Housing Goal states: "Encourage the
development of vacant lots in existing subdivisions."
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscape appear to meet with ordinance
requirements.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the request.
Staff presented an overview of the proposed rezoning stating there were two (2)
items associated with the property on the current agenda. Staff stated there was
a preliminary plat request and the rezoning request from C-3, General
Commercial District to PD-R to allow the development of 48 units of elderly
housing. Staff stated there were a few outstanding issues associated with the
proposed preliminary plat. Staff requested Mr. Redder remove the setbacks
indicated on the side and rear property lines. Staff also requested the source of
title and the name and address of the owner be included in the general notes
section of the proposed plat. Staff addressed concerns related to the PD-R
requesting a note be included on the site plan noting the age requirement of the
residents of the proposed development. Staff also requested a note indicating
5
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
limits on the hours of service of the dumpster, the responsible party for
maintenance of Tracts A and B and a note indicating the total height of the
proposed building.
Public Works comments were addressed. Staff stated right of way dedication
and street improvements were required on Mabelvale Pike and the proposed
new street. Staff also questioned if advanced grading was being requested for
the future phase of the development. Staff stated an evaluation was required for
the site to determine runoff from the site based on the current state and with the
proposed development to determine any potential downstream flooding potential.
Staff stated the entrance should be redesigned to allow for an SU vehicle. Staff
stated any questions should be directed to Traffic Engineering.
Landscaping comments were addressed. Staff stated a land use buffer of
26-feet in width and screening was required along the northern perimeter of the
site where adjacent to the residentially zoned property. Staff stated prior to the
issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect would be required. Staff stated the City Beautiful
Commission recommended preserving as many on -site trees as feasible.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
The item was revisited by the Subdivision Committee at their March 18, 2010,
committee meeting. Mr. Mark Redder of the Holloway Firm was present
representing the request. Staff stated the applicant had made substantial
revisions to the proposal and felt the Committee should review the request once
again. Staff stated the developer was no longer indicating the associated PRD
request adjacent to Mabelvale Pike but was indicated two lots adjacent to the
street for future commercial development. Staff stated a new street would be
constructed along the southern perimeter of proposed Lot 2 to provide access to
the eastern lots. Staff stated proposed Lot 3 was now proposed for development
with 48 units of elderly housing. Staff stated Lot 4 was also indicated for future
development.
Public Works comments were addressed. Staff stated the drive along the
eastern perimeter did not comply with the typical ordinance standards for
driveway spacing. Mr. Redder stated the developer desired to maintain the drive
in this location because a sister project would be developed on the property
immediately east of the proposed development area. Mr. Redder stated with the
L
April 8, 2010
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-8519
drive as proposed the two developments could share the access eliminating the
need for an additional curb cut on the proposed street.
Public Works staff questioned the location of the proposed stormwater detention.
Mr. Redder stated detention would be provided along the northern perimeter of
the site. Staff -questioned if advanced grading was being requested. Mr. Redder
stated the request did include a variance from the Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers appeared to meet the minimum standards of the buffer ordinance. Staff
stated an automatic irrigation system would be required to water landscaped
areas at the time of development. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Redder submitted a revised preliminary plat to staff addressing the issues
raised at the February 4, 2010 and March 18, 2010, Subdivision Committee
meetings. The revised plat indicates the location for the proposed stormwater
detention facilities, removed the setbacks from the proposed plat drawing and
indicates within the Bill of Assurance there will be provisions provided to define
the responsible party for maintenance of Tracts A and B. A note on the proposed
PR❑ request indicates the maximum building height, limits the hours of dumpster
service to daylight hours and indicates the residential portion of the development
will be age restricted to persons 55 years plus.
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 of the
Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to
PD-R. The approval will allow development of the property with a three (3) story
building 51 feet in height. The building coverage is proposed at 18.9 percent and
the floor area is proposed with 22,314 square feet. The development will contain
a total of 48 units of elderly housing with 16 units per floor. The development is
age restricted to persons 55 years+ living on the site.
The development is proposed with a gated entrance on Richsmith Lane, a new
public street located along the southern boundary. The drive is proposed as a
65-foot common access easement shared with the property located to the east of
this site. The access drive is proposed with two (2) lanes 22-feet in width to
7
April 8, 2010
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-8519
allow adequate access to the site for emergency services should one of the
drives become blocked.
The site plan indicates the placement of the dumpster facilities along Richsmith
Lane. A note on the site plan indicates the dumpsters will be screened per the
typically ordinance standards. Staff recommends since the dumpsters are
located along the street side the screening fence or wall be _constructed of
material to blend with the development and additional landscaping be placed
around the dumpster enclosure area to soften the visual impact.
The site is proposed for development with elderly housing as defined by the
Federal Register. The City of Little Rock's Zoning Ordinance defines Housing,
elderly as three (3) or more dwelling units specifically designed and intended for
occupancy by the elderly. This use typically provides ancillary services on -site,
such as transportation, recreation, and common dining facilities. Density of
development shall be the measure of private sleeping accommodations or beds.
In no instance shall the unit density per acre exceed that provided in the R-5
district. The development is not proposed to provide ancillary services on -site
such as transportation or a common dining facility.
As per the City's zoning ordinance parking requirements for elderly housing is
based on 0.5 parking spaces per unit. The development is proposed with
48 units requiring a total 24 parking spaces to serve the development. The site
plan indicates the placement of 58 parking spaces to serve the site. Since the
site will not provide ancillary services staff feels it more to appropriate provide
additional parking than typically required for an elderly housing development.
The development is proposed with a six (6) foot tall decorative iron fence along
the new street. Fencing along the remaining perimeters will be constructed of
wood, brick, masonry or decorative iron. The perimeter fence will be a maximum
of eight (8) feet in height.
Staff is supportive of the request. To staff's knowledge there are no outstanding
technical issues in need of addressing associated with the request. The
development is proposed as elderly housing, age 55+, at a density of 17.8 units
per acre. The property is presently zoned C-3, General Commercial District
which allows for multi -family per the R-5 zoning district which allows for up to 36
units per acre. The request includes the allowance of a building height of 51 feet.
Within the C-3, General Commercial Zoning District the typical maximum building
height allowed is 35 feet. The property in the area is zoned commercially and the
property to the north has developed with a big box retailer. Staff does not feel
the placement of the structure as proposed to be used, as elderly housing will
significantly impact the area.
April 8, 2010
SUBDIVISION
ITEM NO.: E(Cont.)FILE NO.: Z-8519
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the dumpster located along the street side provide a
screening fence or wall constructed of material to blend with the development
and provide additional landscaping around the dumpster enclosure area to soften
the visual impact.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on February 9, 2010, this item
be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Mark Redder of the Holloway Firm and Mr. Keith Richardson of Richsmith
Development Company were present representing the request. There were no
registered objectors present. Mr. Greg Bowman was present to present to the
Commission information concerning his business. The item was heard in conjunction
with a preliminary plat request for the site The Orchards at Mabelvale Preliminary Plat
(S-1649). Staff presented the item with a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation the dumpster
located along the street side provide a screening fence or wall constructed of material to
blend with the development and provide additional landscaping around the dumpster
enclosure area to soften the visual impact.
Mr. Bowman stated his company operated a block plant at 9712 Mann Road. He stated
the company had been in business, since 1974 and his company had bought the
business in 2000. He stated once the company purchased the business a total of
$3.25 million had been put into the business for renovations, upgrades and expansion
of the plant. He stated all the funds were private funds. He stated the company
employed 10 people. He stated the facility was located approximately 2000 feet from
E
April 8, 2010
SUBDIVISION
ITEM NO.: E
FILE NO.: Z-851
the proposed retirement village and 1500 feet from the southeast boundary of the
property proposed for purchase by the developer. He stated his company was located
on industrially zoned property. He stated the company loaded 20 tractor trailers per day
with concert products made at the facility. He stated the business began work at
4:00 am and operated 24 hours per day when necessary to meet demand.
Mr. Bowman stated the machinery used on site was noisy and although the blocks were
made indoors the materials were stored outdoors. He stated he wanted to make the
Commission and the developer aware the business was located in the area. He stated
his company did not want to be made to feel as though they were not a good neighbor
in the future.
Mr. Keith Richardson addressed the Commission. He stated he was well aware the
block plant was located near the site proposed for development but did not feel the
operations would impact his residential development. He stated the buildings would be
constructed with material that would not allow residents to hear outside noises. He
stated if the residents were to go out on their patios or balconies then they would hear
noises from the area. He stated there was an existing single-family neighborhood
located approximately the same distance from the block plant as the proposed
development and the neighborhood did not appear to have been impacted by the block
plant.
There was a general discussion by the Commission of the development with regard to
the location of the block plan. The Commission discussed the potential impact area
noise would have on the residential development. Commissioner Nunnley questioned
Mr. Richardson if he had been on site at 4.00 am. He stated he had not but had been
on site at 8:00 am and various other times of day. He stated he did not feel the noise
from the block plant would impact the future residents of his development.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
10
FILE NO.: Z-8519
NAME: The Orchards at Mabelvale Short -form PD-R
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 2.705 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General commercial uses
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly Housing — Age 55 years+
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 the
Orchards at Mabelvale from C-3, General Commercial District to PD-R. The
rezoning request is to allow the development of the site with 48 units of elderly
housing. The building is proposed with three (3) stories with a maximum height
of 51 feet. There are 16 residential units per floor proposed. The development is
proposed with a gated entrance from Richsmith Lane, a new public street located
along the southern boundary.
Since the property is not located within a platted subdivision there is not a bill of
assurance for this site.
FILE NO.: Z-8519 Cont.
B. EXISTING CONDITIONS:
The site has a number of large trees located on the lot proposed for development
and within the area proposed for future development there is a significant number
of trees. In the area there are a number of uses including commercial, residential
and industrial type uses. To the north of the proposed plat area is a big box
retailer, Home Depot. North of the site are two single-family structures and south
of the site is a single-family structure. All About Tires and Brakes is located north
of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and
Barricade located on Davmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties located to the
north which have redeveloped. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information from area residents. All property owners located within
200 feet of the site, all residents, who could be identified, located within 300 feet
of the site, the Mavis Circle and the Pinedale Neighborhood Associations and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to the proposed Richsmith Lane
including 5-foot sidewalk on both sides with the planned development. The
street width should be 36 feet from back of curb to back of curb within a
60 foot right-of-way.
2. A grading permit in accordance with Section 29-186 (c) and (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. A variance must be requested
to advance grade portions of Lot 4 at the time construction begins on Lot 3.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. Stormwater detention ordinance applies to this property. Sufficient detention
should be provided to not exceed the capacity of the 24 inch diameter pipe
under Mabelvale Pike during a 25 year storm event based on the condition of
full development of the subdivision.
5. Mabelvale Pike becomes flooded today at this location during a 5 year storm
event. If the proposed development will increase downstream flooding
2
FILE NO.: Z-8519 (Cont.
conditions, a remedy should be provided. Stormwater flows have been
provided from the detention pond during a 25 year storm event. Provide
drainage calculation that shows the 24 inch diameter pipe under Mabelvale
Pike has the capacity to pass the proposed development and all other off site
flows to the pipe during the 25 year storm event. The total capacity of the
24 inch diameter pipe should be considered when designing the detained flow
from the detention pond.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. At the time of construction of the proposed street, a temporary gravel turn
around must be provided with a 40 foot radius or a 20 foot by 80 foot
hammerhead at the end of the proposed street.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways cannot be located
closer than 125 feet from a property line on a commercial street The width of
driveway must not exceed 36 feet. For a gated entrance, a turnaround must
be provided to accommodate an SU-30 vehicle and provide a stacking
distance of 30 feet from the intersecting street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Enerav: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. A main extension will be needed to
provide water service to the back of this property. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information
3
FILE NO.: Z-8519
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) 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 CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN'.
Planning_ Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Community Shopping for this property. The
applicant has applied for a Planned Development Residential to allow the lot to
develop with a three story residential building to contain elderly housing. This
application is in conflict with the Future Land Use Plan. This area has been
shown on the Plan as Community Shopping since 1997, but has not developed.
The Plan shows Light Industrial on the west side of Mabelvale Pike with
Residential Low Density shown further to the south. This type of residential
development could be a good transition from the commercial uses to the north
and the residential uses to the south.
Master Street Plan: Mabelvale Pike is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Mabelvale Pike
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
El
FILE NO.: Z-8519 (Cont.
Neighborhood Action Plan: This area is covered by the Chicot West 1-30 South
Neighborhood Action Plan. Their Housing Goal states: "Encourage the
development of vacant lots in existing subdivisions."
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscape appear to meet with ordinance
requirements.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the request.
Staff presented an overview of the proposed rezoning stating there were two (2)
items associated with the property on the current agenda. Staff stated there was
a preliminary plat request and the rezoning request from C-3, General
Commercial District to PD-R to allow the development of 48 units of elderly
housing. Staff stated there were a few outstanding issues associated with the
proposed preliminary plat. Staff requested Mr. Redder remove the setbacks
indicated on the side and rear property lines. Staff also requested the source of
title and the name and address of the owner be included in the general notes
section of the proposed plat. Staff addressed concerns related to the PD-R
requesting a note be included on the site plan noting the age requirement of the
residents of the proposed development. Staff also requested a note indicating
limits on the hours of service of the dumpster, the responsible party for
maintenance of Tracts A and B and a note indicating the total height of the
proposed building.
Public Works comments were addressed. Staff stated right of way dedication
and street improvements were required on Mabelvale Pike and the proposed
new street. Staff also questioned if advanced grading was being requested for
the future phase of the development. Staff stated an evaluation was required for
the site to determine runoff from the site based on the current state and with the
proposed development to determine any potential downstream flooding potential.
Staff stated the entrance should be redesigned to allow for an SU vehicle. Staff
stated any questions should be directed to Traffic Engineering.
Landscaping comments were addressed. Staff stated a land use buffer of
26-feet in width and screening was required along the northern perimeter of the
site where adjacent to the residentially zoned property. Staff stated prior to the
issuance of a building permit a landscape plan stamped with the seal of a
5
FILE NO.: Z-8519 (Cont.
registered landscape architect would be required. Staff stated the City Beautiful
Commission recommended preserving as many on -site trees as feasible.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
The item was revisited by the Subdivision Committee at their March 18, 2010,
committee meeting. Mr. Mark Redder of the Holloway Firm was present
representing the request. Staff stated the applicant had made substantial
revisions to the proposal and felt the Committee should review the request once
again. Staff stated the developer was no longer indicating the associated PRD
request adjacent to Mabelvale Pike but was indicated two lots adjacent to the
street for future commercial development. Staff stated a new street would be
constructed along the southern perimeter of proposed Lot 2 to provide access to
the eastern lots. Staff stated proposed Lot 3 was now proposed for development
with 48 units of elderly housing. Staff stated Lot 4 was also indicated for future
development.
Public Works comments were addressed. Staff stated the drive along the
eastern perimeter did not comply with the typical ordinance standards for
driveway spacing. Mr. Redder stated the developer desired to maintain the drive
in this location because a sister project would be developed on the property
immediately east of the proposed development area. Mr. Redder stated with the
drive as proposed the two developments could share the access eliminating the
need for an additional curb cut on the proposed street.
Public Works staff questioned the location of the proposed stormwater detention.
Mr. Redder stated detention would be provided along the northern perimeter of
the site. Staff questioned if advanced grading was being requested. Mr. Redder
stated the request did include a variance from the Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers appeared to meet the minimum standards of the buffer ordinance. Staff
stated an automatic irrigation system would be required to water landscaped
areas at the time of development. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
N
NO.: Z-8519 (Co
H. ANALYSIS:
Mr. Redder submitted a revised preliminary plat to staff addressing the issues
raised at the February 4, 2010 and March 18, 2010, Subdivision Committee
meetings. The revised plat indicates the location for the proposed stormwater
detention facilities, removed the setbacks from the proposed plat drawing and
indicates within the Bill of Assurance there will be provisions provided to define
the responsible party for maintenance of Tracts A and B. A note on the proposed
PRD request indicates the maximum building height, limits the hours of dumpster
service to daylight hours and indicates the residential portion of the development
will be age restricted to persons 55 years plus.
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 of the
Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to
PD-R. The approval will allow development of the property with a three (3) story
building 51 feet in height. The building coverage is proposed at 18.9 percent and
the floor area is proposed with 22,314 square feet. The development will contain
a total of 48 units of elderly housing with 16 units per floor. The development is
age restricted to persons 55 years+ living on the site.
The development is proposed with a gated entrance on Richsmith Lane, a new
public street located along the southern boundary. The drive is proposed as a
65-foot common access easement shared with the property located to the east of
this site. The access drive is proposed with two (2) lanes 22-feet in width to
allow adequate access to the site for emergency services should one of the
drives become blocked.
The site plan indicates the placement of the dumpster facilities along Richsmith
Lane. A note on the site plan indicates the dumpsters will be screened per the
typically ordinance standards. Staff recommends since the dumpsters are
located along the street side the screening fence or wall be constructed of
material to blend with the development and additional landscaping be placed
around the dumpster enclosure area to soften the visual impact.
The site is proposed for development with elderly housing as defined by the
Federal Register. The City of Little Rock's Zoning Ordinance defines Housing,
elderly as three (3) or more dwelling units specifically designed and intended for
occupancy by the elderly. This use typically provides ancillary services on -site,
such as transportation, recreation, and common dining facilities. Density of
development shall be the measure of private sleeping accommodations or beds.
In no instance shall the unit density per acre exceed that provided in the R-5
district. The development is not proposed to provide ancillary services on -site
such as transportation or a common dining facility.
As per the City's zoning ordinance parking requirements for elderly housing is
based on 0.5 parking spaces per unit. The development is proposed with
48 units requiring a total 24 parking spaces to serve the development. The site
plan indicates the placement of 58 parking spaces to serve the site. Since the
site will not provide ancillary services staff feels it more to appropriate provide
additional parking than typically required for an elderly housing development.
7
FI
Z-8519 (Cont.
The development is proposed with a six (6) foot tall decorative iron fence along
the new street. Fencing along the remaining perimeters will be constructed of
wood, brick, masonry or decorative iron. The perimeter fence will be a maximum
of eight (8) feet in height.
Staff is supportive of the request. To staff's knowledge there are no outstanding
technical issues in need of addressing associated with the request. The
development is proposed as elderly housing, age 55+, at a density of 17.8 units
per acre. The property is presently zoned C-3, General Commercial District
which allows for multi -family per the R-5 -zoning district which allows for up to 36
units per acre. The request includes the allowance of a building height of 51 feet.
Within the C-3, General Commercial Zoning District the typical maximum building
height allowed is 35 feet. The property in the area is zoned commercially and the
property to the north has developed with a big box retailer. Staff does not feel
the placement of the structure as proposed to be used, as elderly housing will
significantly impact the area.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the dumpster located along the street side provide a
screening fence or wall constructed of material to blend with the development
and provide additional landscaping around the dumpster enclosure area to soften
the visual impact.
PLANNING COMMISSION ACTION:
(FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on February 9, 2010, this item
be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Mark Redder of the Holloway Firm and Mr. Keith Richardson of Richsmith
Development Company were present representing the request. There were no
registered objectors present. Mr. Greg Bowman was present to present to the
Commission information concerning his business. The item was heard in conjunction
with a preliminary plat request for the site The Orchards at Mabelvale Preliminary Plat
FILE NO.: Z-8519 (Cont.
(S-1649). Staff presented the item with a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation the dumpster
located along the street side provide a screening fence or wall constructed of material to
blend with the development and provide additional landscaping around the dumpster
enclosure area to soften the visual impact.
Mr. Bowman stated his company operated a block plant at 9712 Mann Road. He stated
the company had been in business since 1974 and his company had bought the
business in 2000. He stated once the company purchased the business a total of
$3.25 million had been put into the business for renovations, upgrades and expansion
of the plant. He stated all the funds were private funds. He stated the company
employed 10 people. He stated the facility was located approximately 2000 feet from
the proposed retirement village and 1500 feet from the southeast boundary of the
property proposed for purchase by the developer. He stated his company was located
on industrially zoned property. He stated the company loaded 20 tractor trailers per day
with concert products made at the facility. He stated the business began work at
4:00 am and operated 24 hours per day when necessary to meet demand.
Mr. Bowman stated the machinery used on site was noisy and although the blocks were
made indoors the materials were stored outdoors. He stated he wanted to make the
Commission and the developer aware the business was located in the area. He stated
his company did not want to be made to feel as though they were not a good neighbor
in the future.
Mr. Keith Richardson addressed the Commission. He stated he was well aware the
block plant was located near the site proposed for development but did not feel the
operations would impact his residential development. He stated the buildings would be
constructed with material that would not allow residents to hear outside noises. He
stated if the residents were to go out on their patios or balconies then they would hear
noises from the area. He stated there was an existing single-family neighborhood
located approximately the same distance from the block plant as the proposed
development and the neighborhood did not appear to have been impacted by the block
plant.
There was a general discussion by the Commission of the development with regard to
the location of the block plan. The Commission discussed the potential impact area
noise would have on the residential development. Commissioner Nunnley questioned
Mr. Richardson if he had been on site at 4:00 am. He stated he had not but had been
on site at 8:00 am and various other times of day. He stated he did not feel the noise
from the block plant would impact the future residents of his development.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
9