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HomeMy WebLinkAboutZ-9455 Staff AnalysisAugust 29, 2019 ITEM NO.: 13 NAME: Nix Road Patio Villas Short -form PRD LOCATION: 1015 Nix Road DEVELOPER Icon Homes (Rodney Chandler) PO Box 23713 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: Icon Homes, LLC/Owner SURVEYOR/ENGINEER: McGetrick & McGetrick AREA: 0.58 acres WARD: 5 CURRENT ZONING NUMBER OF LOTS: 3 PLANNING DISTRICT: 18 R-2 with CUP ALLOWED USES: Single-family dwellings PROPOSED ZONING: PRD PROPOSED USE: 3 duplex dwelling units VARIANCE/WAIVERS: 1. Side setback less than 10% of lot width BACKGROUND: FILE NO.: Z-9445 FT. NEW STREET: 0 LF CENSUS TRACT: 42.18 The property at 1015 Nix Road is a vacant parcel of approximately 0.58 acres. August 29, 2019 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-9445 This section of Nix Road is sparsely developed. A subdivision has been platted for residential development; however, most lots remain unbuilt and the street infrastructure is also largely unbuilt. This proposal is would create three lots for the construction of six dwelling units in three duplex buildings. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Nix Road Villas is planned to be an upscale residential development blending traditionally -styled architecture with 21st century construction consisting of three patio homes with two units per structure for a total of six homes. Each home would have two bedrooms and two baths. Exterior features include masonry on three sides and smart board siding in the gable area, architectural roof shingles, lawns landscaped with Zoysia turf and automatic sprinkler systems. The roof pitch elevations will be a minimum 12/12 to enhance the aesthetics of the development. Setbacks will be a minimum of 25 feet on the front, 25 feet in the rear, and six feet on the side. Each unit would have a one or two -car garage and will be 1250 to 1500 square feet in area. Lawns and common areas would be maintained by a Property Owners Association. B. EXISTING CONDITIONS: The property is currently undeveloped. There are some single-family uses on this side of Nix Road and single-family residential is the predominant use in the vicinity. An office use is located across Nix Road to the northwest. Additional office uses are found on Kanis Road to the south of the subject property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Parkway Place neighborhood association. 2 August 29, 2019 SUBDIVISION ITEM NO.: 13 (Cont1 FILE NO.: Z-9445 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Nix Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Palez Ave. is classified on the Master Street Plan as a minor residential street. A dedication of right-of-way 22.5 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Nix Road and Palez Ave. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. It appears from topography coverage that the south driveways may have insufficient sight distance for backing out. Provide a sight distance analysis for the proposed driveways. Additional driveway backing area maybe warranted for vehicles to head out from the driveway onto Nix Road? 6. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority Entergy: No comment received. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: Sewer available to this site. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions maybe required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. '41 August 29, 2019 SUBDIVISION ITEM NO.: 13 (Cont. Fire Department Full plan review Maintain Access: Fire Hydrants. 9I11:801[ea AR.T.M,1 Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. nand Fnrlc Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. 4 August 29, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9445 F. BUILDING CODES/LANDSCAPE.- Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: This request is located in Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for rezoning from R-2 (Single Family District) to PRD (Planned Residential Development District) to allow the development of three duplexes on three lots. Master Street Plan: To the west of the request is Nix Road and to the north is Coleman Avenue (right-of-way); both are as Locals Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT- tAugust 7, 2019) The applicant was present. Staff presented the item to the committee. Planning staff stated the structure on Lot 2 appeared to not have side setbacks and the cover letter indicated a minimum side setback of six feet. Public Works commented on required dedications for the rights -of -way of Nix Road and Palez Avenue. Comments from other reviewers were noted. Responses would need to be received by August 14, 2019. The committee forwarded the item to the full commission. 5 August 29, 2019 SUBDIVISION ITEM NO.: 13 (Cont. ANAI YSIS- FILE NO.: Z-9445 In response to the review comments, a revised plan was submitted and the parcel would be divided into six lots with the structures remaining as duplex units with separation between each structure being five feet. The northern and southern duplex buildings will have an exterior side yard of 6.5 feet and an interior side yard of five feet. The middle duplex has side yards of 0 feet. A request has been made to not dedicate the additional right-of-way for Palez Avenue as it is unlikely to be opened for traffic; however, the applicant is willing to dedicate the 20-foot radial dedication for Palez Avenue. Back -out areas have been shown for the three southern lots because of the concerns about site distance and backing out onto Nix Road. Public Works is supportive of the changes. J. STAFF RECOMMENDATION: Staff recommends approval of the rezoning to PRD subject to compliance with the comments and conditions outlined in paragraphs D, E, and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There were three registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant deferred to allow those opposed to speak first and to respond to questions and concerns. Mitzi Titus received a letter about the request, but was unclear about the location, due to the letter on the address and the description of the property. After confirming the notification was incorrect, the applicant consented to correct the notification and defer the matter to the October 10, 2019 agenda. A motion was made to defer the item to the October 10, 2019. The vote was 7 ayes, 0 noes, 3 absent, and 1 open position. 0 October 10, 2019 ITEM NO.: 4 NAME: Patrick Murray Zoning Site Plan Review LOCATION: 2 Remington Cove DEVELOPER: Patrick Murray 1200 Business Park Drive Suite 2 Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Broken Compass LLC/Owner Eric Warford/Authorized Agent SURVEYOR/ENGINEER: Grafton Tull./Surveyor Heritage Engineering PLLC./Engineer AREA: 1.156 acres 1j_a CURRENT ZONING VARIANCE/WAIVERS: NUMBER OF LOTS: 1 PLANNING DISTRICT: 12 1-1, Industrial Park FILE NC.: Z-9455 FT. NEW STREET: 0 LF CENSUS TRACT: 24.05 1. Surface behind fence to be gravel not paving. 2. Dumpster screen to be waived because enclosed by 8-foot opaque fence. 3. 100-foot setback from residentially zoned property to be reduced to 40-feet. 4. Reduced screening requirements between parking adjacent to residentially -zoned area. BACKGROUND: Located at 2 Remington Drive within an 1-1, Industrial Park zone, this undeveloped site contains approximately 1.156 acres of land. The proposed development is an October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z-9455 office/warehouse building of just over 8,000 square feet. The use at the site would be a construction company with outdoor storage. All development within the 1-1 zone must be carried out under a site plan approved by the planning commission. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to an office and warehouse building for a construction company. There are also four variances requested. The owner is seeking to waive the hard surface paving requirement for the laydown yard to allow gravel surfacing. The existing drop inlet designed to drain the lot into the current detention pond for the subdivision is located too high and cannot be used to drain the site for the owner to maximize the use of the lot. This would also assist in minimizing run off compared to asphalt, requiring a new detention pond on this site. Second, the owner is requesting the screening requirements for the dumpster to be waived because the developer is proposing to install an 8-foot opaque fence around the entire laydown yard which would also contain the dumpster. This would also allow for flexibility in the future to rearrange material or storage locations for the tenant. Third, the owner is requesting a variance to the rear setback of 100-feet from property zoned residential. The owner of the abutting property to the north currently zoned residential is supportive of the request. This would allow for the optimization of the lot. Fourth, the owner is requesting a variance for the screening for vehicle use from adjacent areas zoned residential. This would allow the fence to be pushed north to five feet from the property line. B. EXISTING CONDITIONS The subject parcel is undeveloped. The property is situated on the northwestern edge of an industrial subdivision accessed from Talley Road by a cul-de-sac. Located to the west across Talley Road are two office buildings. The land to the north and west is undeveloped. Opposite this site to the south is a pediatric therapy and education use. Earlier this year, an expansion of this use was approved for a second building of 10,000 square feet and additional parking. Development in the area is predominantly commercial and industrial with some large lot residential uses to the southwest. 4 October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: ?-9455 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from area neighborhood associations or property owners. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Southwest Little Rock United for Progress neighborhood association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 7. Due to stormwater quality issues and compliance with the CLR NPDES MS4 permit, the gravel should be replaced with asphalt. 8. A shared access easement should be shown on the plan and recorded for the proposed driveway prior to issuance of the final CO. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authorit : Sewer Available to this site. K, October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9455 Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. A three-phase line is located along the north side of the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. 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 and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be ll October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-9455 accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus_ access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road 5 October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-9455 and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with U L 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office X October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z-9455 (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. Countv Plannina: No comment received. F. BUILDING CODES/LANDSCAPE: Buiiding Code: Project is subject to full commercial plan review and approval prior to issuance of Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(o)littlerock. go_v_ or Steve Crain at 501-371-4875; scrain(aVittlerock.gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. Buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Plan indicates "trees and rootballs to be removed" in the north buffer area. A minimum of seventy 70percent of the land use buffer shall remain undisturbed. In addition both trees and shrubs are to belanted in the buffer area. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 7 October 10, 2019 SUBDIVISION ITEM NO.. 4 Cont. FILE NO.: Z-9455 G. TRANSPORTATION/PLANNING: Rock Reaion Metro: No comment. Plannina Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019 The applicant was present. Staff presented the item. The Planning Department stated the proposed opaque fence must be either wood or masonry. Also, the dumpster should not be located within the access easement and must be screened with an opaque gate. Information was requested about the typical vehicles coming to the property and for proposed signage. The Public Works discussed the stormwater quality issue regarding the proposed use of gravel on the site. A second specific comment was to show the shared access easement with the neighboring parcel and recorded for the proposed driveway prior to the issuance of a final Certificate of Occupancy. Landscaping comments emphasized the land use buffer to the north is required to be no less than 70% undisturbed. Responses to comments and issues with revisions were required no later than September 25, 2019. ANALYSIS: In response to comments, the applicant revised the site plan to indicate the proposed laydown yard would be enclosed with an 8-foot wood fence. A list of typical equipment/vehicles on -site was also provided. The list of heavy equipment to include: A dozer, track loader, excavator, telehandler, gooseneck and utility trailers, and one -ton pickup trucks. The gravel pavement area was amended to include a 6-foot perimeter composed of an Invisible Structure Gravel Pave 2 system to limit run off from the area. The combination of the Gravel and the Gravel Pave 2 system will assist in gaining points toward LEED accreditation. Public Works has reviewed this modification and has indicated the proposed gravel lot and Gravel Pave 2 system would provide required storm water filtering. All other Public Works comments have been addressed satisfactorily. The adopted Land Use Plan for the property to the north indicates Light Industrial uses. Staff is supportive of the variance to allow a 40-foot setback, as the future use is likely to be non-residential. October 10, 2019 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: Z-9455 The requested variance regarding the screening buffer is also supported by staff. Additional clarification was provided stating the intention of the developer is to leave the buffer undisturbed, but to remove old, overgrown and damaged vegetation and replant as directed by the city in compliance with the screening and landscape ordinances. Staff understands the intention to have flexibility with the dumpster location and the screening provided by the 8-foot wood fence; however, the requirement is for all sides to be screened from view. Staff would support the variance provided the access gate to the laydown yard is also opaque. It appears all technical issues have been addressed- J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda staff report. Staff also recommends approval of the variance to reduce the rear setback from 100-feet to 40 feet. Staff recommends the dumpster screening requirement be waived, provided an acceptable opaque material is used for the access gate to the laydown yard. Staff recommends approval of the variance for the use of gravel in lieu of asphalt in the laydown yard with the 6-foot perimeter of Gravel 2 pave system as shown on the revised plan. Staff recommends approval of the variance allow the vehicle area screening as shown on the revised plan. PLANNING COMMISSION ACTION: (OCTOBER 10, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 noes, and 2 absent. E October 10, 2019 NO.: C FILE NO.: Z-9445 NAME: Nix Road Patio Villas Short -form PRD LOCATION: 1015 Nix Road DEVELOPER: Icon Homes (Rodney Chandler) PO Box 23713 Little Rock, AR 72221 OWNER/AUTHORIZE❑ AGENT: Icon Homes, LLC/Owner SURVEYOR/ENGINEER: McGetrick & McGetrick AREA: 0.58 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: R-2 with CUP ALLOWED USES: Single-family dwellings PROPOSED ZONING: PRD PROPOSED USE: 3 duplex dwelling units VARIANCE/WAIVERS: 1. Side setback less than 10% of lot width BACKGROUND: The property at 1015 Nix Road is a vacant parcel of approximately 0.58 acres. October 10, 2019 SUBDIVISION NO.: C (Cont. FILE NO.: Z-9445 This section of Nix Road is sparsely developed. A subdivision has been platted for residential development; however, most lots remain unbuilt and the street infrastructure is also largely unbuilt. This proposal is would create three lots for the construction of six dwelling units in three duplex buildings. A. PROPOSAL/REOUEST./APPLICANT'S STATEMENT: Nix Road Villas is planned to be an upscale residential development blending traditionally -styled architecture with 21st century construction consisting of three patio homes with two units per structure for a total of six homes. Each home would have two bedrooms and two baths. Exterior features include masonry on three sides and smart board siding in the gable area, architectural roof shingles, lawns landscaped with Zoysia turf and automatic sprinkler systems. The roof pitch elevations will be a minimum 12/12 to enhance the aesthetics of the development. Setbacks will be a minimum of 25 feet on the front, 25 feet in the rear, and six feet on the side. Each unit would have a one or two -car garage and will be 1250 to 1500 square feet in area. Lawns and common areas would be maintained by a Property Owners Association. B. EXISTING CONDITIONS: The property is currently undeveloped. There are some single-family uses on this side of Nix Road and single-family residential is the predominant use in the vicinity. An office use is located across Nix Road to the northwest. Additional office uses are found on Kanis Road to the south of the subject property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Parkway Place neighborhood association. 4 October 10, 2019 SUBDIVISION ITEM NO.: C Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z-9445 1. Nix Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Palez Ave. is classified on the Master Street Plan as a minor residential street. A dedication of right-of-way 22.5 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Nix Road and Palez Ave. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. It appears from topography coverage that the south driveways may have insufficient sight distance for backing out. Provide a sight distance analysis for the proposed driveways. Additional driveway backing area maybe warranted for vehicles to head out from the driveway onto Nix Road? 6. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authorit Enter : No comment received. CenterPoint Ener : No comment. AT & T: No comment received. Central Arkansas Water: Sewer available to this site. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 3 October 10, 2019 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-9445 Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received County Planning: No comment received. 51 October 10, 2019 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: Z-9445 F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: This request is located in Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for rezoning from R-2 (Single Family District) to PRD (Planned Residential Development District) to allow the development of three duplexes on three lots. Master Street Plan: To the west of the request is Nix Road and to the north is Coleman Avenue (right-of-way); both are as Locals Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT. JAugust 7, 2019) The applicant was present. Staff presented the item to the committee. Planning staff stated the structure on Lot 2 appeared to not have side setbacks and the cover letter indicated a minimum side setback of six feet. Public Works commented on required dedications for the rights -of -way of Nix Road and Palez Avenue. Comments from other reviewers were noted. Responses would need to be received by August 14, 2019. The committee forwarded the item to the full commission. 5 October 10, 2019 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z-9445 In response to the review comments, a revised plan was submitted and the parcel would be divided into six lots with the structures remaining as duplex units with separation between each structure being five feet. The northern and southern duplex buildings will have an exterior side yard of 6.5 feet and an interior side yard of five feet. The middle duplex has side yards of 0 feet. A request has been made to not dedicate the additional right-of-way for Palez Avenue as it is unlikely to be opened for traffic; however, the applicant is willing to dedicate the 20-foot radial dedication for Palez Avenue. Back -out areas have been shown for the three southern lots because of the concerns about site distance and backing out onto Nix Road. Public Works is supportive of the changes- J. STAFF RECOMMENDATION: Staff recommends approval of the rezoning to PRD subject to compliance with the comments and conditions outlined in paragraphs D, E, and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There were three registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant deferred to allow those opposed to speak first and to respond to questions and concerns. Mitzi Titus received a letter about the request, but was unclear about the location, due to the letter on the address and the description of the property. After confirming the notification was incorrect, the applicant consented to correct the notification and defer the matter to the October 10, 2019 agenda. A motion was made to defer the item to the October 10, 2019. The vote was 7 ayes, 0 noes, 3 absent, and 1 open position. 0 October 10, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z PLANNING COMMISSION ACTION: (OCTOBER 10, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant, Rodney Chandler, addressed the planning commission and stated the item had been deferred to this meeting due to an error in notification to the adjacent property owners. A correct notification had been sent with a description of the proposed development and an invitation to a view a model home he had constructed and to have a meeting; however, none of the property owners took the opportunity to see the model home or have a meeting. Mr. Chandler then reserved the remainder of his time. Dale Smith spoke to the commission in opposition to the request. The area has been single-family homes for years. He is the owner of the property to the south. His property is vacant after the demolition of the residential structure recently, but he does seek to eventually rebuild a home on the land. He believes the owners of the property further south along Nix Road coming up from Kanis Road intend to develop those properties with commercial uses and he is concerned about being sandwiched between duplexes and commercial. Mr. Chandler responded he is intending to build value with the proposed development. This type of home would appeal to empty nesters and young professionals. There was no additional discussion. Chairman Latture asked for a motion from the commission. A motion to approve the item as recommended by staff, including all staff comments and conditions was made by Vice -Chairman Stebbins and seconded by Commissioner Bynum. The vote was 8 ayes,1 no, and 2 absent. 7 October 10, 2019 ITEM NO.: 4 NAME: Patrick Murray Zoning Site Plan Review LOCATION: 2 Remington Cove DEVELOPER: Patrick Murray 1200 Business Park Drive Suite 2 Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Broken Compass LLC/Owner Eric Warford/Authorized Agent SURVEYOR/ENGINEER: Crafton Tull./Surveyor Heritage Engineering PLLC./Engineer AREA: 1.156 acres NUMBER OF LOTS: 1 WARD: 7 PLANNING DISTRICT: 12 CURRENT ZONING: 1-1, Industrial Park VARIANCE/WAIVERS- FILE NO.: Z-9455 FT. NEW STREET: 0 LF CENSUS TRACT: 24.05 1. Surface behind fence to be gravel not paving. 2. Dumpster screen to be waived because enclosed by 8-foot opaque fence. 3. 100-foot setback from residentially zoned property to be reduced to 40-feet. 4. Reduced screening requirements between parking adjacent to residentially -zoned area. BACKGROUND: Located at 2 Remington Drive within an 1-1, Industrial Park zone, this undeveloped site contains approximately 1.156 acres of land. The proposed development is an October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9455 office/warehouse building of just over 8,000 square feet. The use at the site would be a construction company with outdoor storage. All development within the 1-1 zone must be carried out under a site plan approved by the planning commission. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is proposing to an office and warehouse building for a construction company. There are also four variances requested. The owner is seeking to waive the hard surface paving requirement for the laydown yard to allow gravel surfacing. The existing drop inlet designed to drain the lot into the current detention pond for the subdivision is located too high and cannot be used to drain the site for the owner to maximize the use of the lot. This would also assist in minimizing run off compared to asphalt, requiring a new detention pond on this site. Second, the owner is requesting the screening requirements for the dumpster to be waived because the developer is proposing to install an 8-foot opaque fence around the entire laydown yard which would also contain the dumpster. This would also allow for flexibility in the future to rearrange material or storage locations for the tenant. Third, the owner is requesting a variance to the rear setback of 100-feet from property zoned residential. The owner of the abutting property to the north currently zoned residential is supportive of the request. This would allow for the optimization of the lot. Fourth, the owner is requesting a variance for the screening for vehicle use from adjacent areas zoned residential. This would allow the fence to be pushed north to five feet from the property line. B. EXISTING CONDITIONS: The subject parcel is undeveloped. The property is situated on the northwestern edge of an industrial subdivision accessed from Talley Road by a cul-de-sac. Located to the west across Talley Road are two office buildings. The land to the north and west is undeveloped. Opposite this site to the south is a pediatric therapy and education use. Earlier this year, an expansion of this use was approved for a second building of 10,000 square feet and additional parking. Development in the area is predominantly commercial and industrial with some large lot residential uses to the southwest. 2 October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-9455 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from area neighborhood associations or property owners. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Southwest Little Rock United for Progress neighborhood association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 7. Due to stormwater quality issues and compliance with the CLR NPDES MS4 permit, the gravel should be replaced with asphalt. 8. A shared access easement should be shown on the plan and recorded for the proposed driveway prior to issuance of the final CO. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. 3 October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9455 Enter Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. A three-phase line is located along the north side of the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. 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 and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be 4 October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-9455 accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road 5 October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z-94 and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office n. October 10, 2019 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-9455 (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE Building Code. - Project is subject to full commercial plan review and approval prior to issuance of Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crich ey@littierock. _ or Steve Crain at 501-371-4875; strain _.liftlerock.gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, six (6) feet in height shall be required upon the property line side of the buffer. Buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Plan indicates "trees and rootballs to be removed" in the north buffer area. A minimum of seventy 70percent of the land use buffer shall remain undisturbed. In addition both trees and shrubs are to be planted in the buffer area. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 7 October 10, 2019 SUBDIVISIO ITEM NO.: 4 (Cont.) FILE NO.: Z-9455 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. K SUBDIVISION COMMITTEE COMMENT: September 18, 2019 The applicant was present. Staff presented the item. The Planning Department stated the proposed opaque fence must be either wood or masonry. Also, the dumpster should not be located within the access easement and must be screened with an opaque gate. Information was requested about the typical vehicles coming to the property and for proposed signage. The Public Works discussed the stormwater quality issue regarding the proposed use of gravel on the site. A second specific comment was to show the shared access easement with the neighboring parcel and recorded for the proposed driveway prior to the issuance of a final Certificate of Occupancy. Landscaping comments emphasized the land use buffer to the north is required to be no less than 70% undisturbed. Responses to comments and issues with revisions were required no later than September 25, 2019. ANALYSIS: In response to comments, the applicant revised the site plan to indicate the proposed laydown yard would be enclosed with an 8-foot wood fence. A list of typical equipment/vehicles on -site was also provided. The list of heavy equipment to include: A dozer, track loader, excavator, telehandler, gooseneck and utility trailers, and one -ton pickup trucks. The gravel pavement area was amended to include a 6-foot perimeter composed of an Invisible Structure Gravel Pave 2 system to limit run off from the area. The combination of the Gravel and the Gravel Pave 2 system will assist in gaining points toward LEED accreditation. Public Works has reviewed this modification and has indicated the proposed gravel lot and Gravel Pave 2 system would provide required storm water filtering. All other Public Works comments have been addressed satisfactorily. The adopted Land Use Plan for the property to the north indicates Light Industrial uses. Staff is supportive of the variance to allow a 40-foot setback, as the future use is likely to be non-residential. October 10, 2019 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z The requested variance regarding the screening buffer is also supported by staff. Additional clarification was provided stating the intention of the developer is to leave the buffer undisturbed, but to remove old, overgrown and damaged vegetation and replant as directed by the city in compliance with the screening and landscape ordinances. Staff understands the intention to have flexibility with the dumpster location and the screening provided by the 8-foot wood fence; however, the requirement is for all sides to be screened from view. Staff would support the variance provided the access gate to the laydown yard is also opaque. It appears all technical issues have been addressed- J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda staff report. Staff also recommends approval of the variance to reduce the rear setback from 100-feet to 40 feet. Staff recommends the dumpster screening requirement be waived, provided an acceptable opaque material is used for the access gate to the laydown yard. Staff recommends approval of the variance for the use of gravel in lieu of asphalt in the laydown yard with the 6-foot perimeter of Gravel 2 pave system as shown on the revised plan. Staff recommends approval of the variance allow the vehicle area screening as shown on the revised plan. PLANNING COMMISSION ACTION (OCTOBER 10, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 noes, and 2 absent. I*]