HomeMy WebLinkAboutZ-9375 Staff AnalysisDECEMBER 10, 2018
ITEM NO.: 5
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Z-9375
Nick Ruffin
Allen Smith
Southwest corner of Mabelvale Drive and Mabelvale Circle
North and west of Mabelvale Pike
1-2
A variance is requested from the paving provisions of Section
36-508 to allow a gravel parking/storage yard area.
The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Excavation Contractor's office and storage yard.
STAFF REPORT
A. Public Works Issues:
The Public Works has no comment in regard to the variance to Chapter 36 of the
city code.
2. Part of the property are within a special flood hazard area (SFHA). Prior to
approval of a building permit, a SFHA permit must first be obtained from the
Public Works.
3. Any land alteration within the SFHA requires an approved grading permit. A
grading permit must be obtained from the Public Works prior to approval of a
building permit.
4. The proposed property is subject to City of Little Rock stormwater detention
ordinances. Prior to approval of a building permit, a drainage and detention
plan must be approved by the Public Works.
5. Prior to approval of the building permit, the applicant must agree to make
boundary street improvements where existing right of way improvements do not
meet Public Works standards. Boundary street improvements include, but are
not limited to, reconstruction of one-half section of the abutting street, repair or
extension of sidewalk, replacement of damaged, missing and noncompliant
curb and gutter, as well as removal of abandoned driveway cuts.
6. A portion of the abutting street has been closed by the Public Works. Prior to
DECEMBER 10, 2018
ITEM NO.: 5 (CON'T
Z-9375
approval of the building permit, any proposal to remove, relocate or alter these
barricades must be first approved by the Public Works.
B. Landscape and Buffer Issues:
1. Site plan must comply with the Little Rock Zoning Ordinance and the City's
minimal landscape and buffer ordinance requirements.
2. Signage is to be reviewed and permitted separately.
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. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
5. An irrigation system shall be required for developments of one (1) acre or
larger.
6. All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of
mulch, edging, wheel stops, and/or concrete curb and gutter.
7. All ground or roof mounted mechanical systems shall be screened from
abutting properties and streets. Any trash receptacles or pickup shall be
oriented away from a primary street side of the property and screened from the
public right-of-way. Screen shall exceed the height of the dumpster or trash
containment areas by at least two (2) feet no to exceed eight (8) feet total
height.
8. 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.
C. Staff Analysis:
The 1-2 zoned property located at the southwest corner of Mabelvale Drive and
Mabelvale Circle is currently undeveloped and grass covered. The property is
comprised of 5.469 acres and is relatively free of slope. The applicant proposes to
develop the site for an excavation contractor's office and maintenance yard for heavy
earth moving and construction equipment. The site will be developed in two (2)
phases.
2
DECEMBER 10, 2018
ITEM NO.: 5 (CON'T.
Z-9375
Phase I of the project will consist of construction of a one-story metal office building
(2,000 square feet), a one-story metal equipment shop building (6,000 square feet)
and a 750 square foot open breezeway between the two (2) buildings, as noted on
the attached site plan. This phase includes a paved parking area for 17 vehicles on
the east side of the buildings. Two (2) driveways from Mabelvale Drive will serve as
access to the property. A gravel equipment storage/maintenance yard will be
located on the north, south and west sides of the buildings. A fuelling station will be
located within this area. The entire property will be fenced with a six (6) foot high
chain -link fence with concertina wire.
Phase II of the project will include a 4,000 square foot equipment storage building
within the rear of the property. This structure will be covered and unenclosed.
Additional, gravel equipment storage/maintenance yard area within the north portion
of the property will also be part of this phase. There will also be a new driveway
from Mabelvale Circle.
Section 36-508 of the City's Zoning Ordinance requires that vehicular use areas be
paved where subject to wheeled traffic. Therefore, the applicant is requesting a
variance to allow the equipment storage/maintenance yard area with a gravel base
rather than pavement.
Staff is supportive of the requested paving variance. Staff views the request as
reasonable. The requested gravel area will be used for heavy equipment storage
and maintenance. It would not be realistic to pave this area as it would likely need
constant repair due to the weight of the equipment. The site is located in an area of
light industrial zoning and uses. The proposed gravel use area should have no
adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested paving variance, subject to the
following conditions:
Compliance with the Public Works requirements as noted in paragraph
A. of the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
3. The gravel use area must be hard packed and maintained as to not allow
rutting, pot holes, standing water or dust.
DECEMBER 10, 2018
ITEM NO.: 5 (CON'T.
Board of Adjustment
The applicant was present. There were no objectors present.
and a recommendation of approval as outlined in the "staff
There was no further discussion. The item was placed on
approved as recommended by staff, including all staff comma
vote was 3 ayes, 0 noes, 1 absent and 1 open position.
Z-9375
(December 10, 2018)
Staff presented the item
recommendation" above.
the consent agenda and
mts and conditions. The
2