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HomeMy WebLinkAboutS-1327 Staff AnalysisNovember 15, 2001 ITEM NO.: 9 FILE NO.: S-1327 NAME: Healthy Lawns and Shrubs Inc. - Subdivision Site Plan Review LOCATION: On the West side of Westpark Drive, approximately 450 feet South of West 12t' Street DEVELOPER - Healthy Lawns and Shrubs P.O. Box 56499 Little Rock, AR 72215 ENGINEER- McGetrick & McGetrick 319 E. Markham Street Little Rock, AR 72201 AREA: 1.445+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-2 ALLOWED USES: Industrial PROPOSED USE: Expansion of existing use. VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAWREQUEST: The property is zoned I-2 and contain an existing structures used by Healthy Lawns and Shrubs. Healthy Lawns and Shrubs is an existing lawn care center located on West 12t' Street, west of Westpark Drive. The existing building and the proposed new building will be used as a shop and storage space of material and equipment and supplies by the company. This application is for multiple buildings on a single site and must go through multiple building site plan review by the Planning Commission. The applicant proposes the construction of a 500 square foot building near the east property line within an existing concrete/asphalt area. The applicant notes that the exterior of the new storage building will match the November 15, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1327 existing building. Please see the attached site plan for the proposed building location. B. EXISTING CONDITIONS: The site is accessed via Vogler Street from West 12t' Street. The site contains an existing building used by Healthy Lawns and Shrubs as storage. Other areas of the site contain open storage of lawn materials; plants, composting materials, mulching materials and items that have been removed and are waiting to be shredded for composting. The parking area is currently gravel-- and concrete. The site has fencing on all sides. To the east, adjacent to the rear of office/warehouse uses fronting West Park Drive, the fence is a six-foot wooden fence. To the south and west the fence is a six-foot chain link fence. A concrete plant is located to the west of the site and the Rock Creek floodway borders the southern boundary of the property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners within 200 feet of the site and the University Park Neighborhood Association and the Broadmoor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5.Dedicate regulatory floodway to City of Little Rock. See Mel Hall for floodway line determination. 6. A grading permit and development permit for special flood hazard area is required prior to construction. 2 November 15, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1327 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Entergy: Sewer available, not adversely affected. Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in this area. The Little Rock Fire Department needs to evaluate this site to determine whether additional fire protection is required. On site fire protection or an additional public fire hydrant may be required. The work would be done at the expense of the developer. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Project site is located near Bus Route #3 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. City Recognized Neighborhood Action Plan: The property lies in the Boyle Park Neighborhood Action Plan area. The Plan was completed in early 2001 and was not presented to the Planning Commission or the Board of Directors because there was no "Champion" of the Plan to bring it forward. An Objective stated in the Plan is to protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses. Landscape Issues: A 6-foot high opaque wood fence with its face side directed outward is required along the southern perimeter of the site. November 15, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) Building Codes: FILE NO.: S-1327 Submit a full set of plans to building codes for review and permitting. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Pat McGetrick was present, representing the application. Staff briefly described the proposed site plan and noted that some additional project information was needed. Public Works requirements were briefly discussed. Mr. McGetrick indicated he would work with Public Works to resolve these issues. The landscaping requirements were briefly discussed. It was noted that a 6-foot high opaque wood fence with its face side directed outward is required along the southern perimeter of the site. Concern was raised over the floodway line and the placement of a wooden fence in the floodway. Mr. McGetrick indicted he would work with Public Works to determine the floodway line determination for this property. After discussion, the Committee forwarded the site plan to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 31, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The proposed hours of operation are 8 am to 5 pm, Monday through Friday. There will be approximately five (5) employees located on this site. The existing building height is 18 feet and the proposed building height is 25 feet. There are no new signs and there will not be a dumpster located as a result of this project. Any additional lighting will be on the building. The applicant has indicated a fence or landscape barrier will be constructed on the south side of the property. 4 November 15, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1327 The proposed new maintenance and storage building conforms to the minimum setback and height requirements as set forth by the City's Zoning Ordinance. Therefore, there should be no outstanding issues associated with the proposed site plan. The proposed plan should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission that the applicant had submitted a letter on November 12, 2001 requesting deferral to the November 29, 2001 public hearing. The applicant failed to notify abutting property owners within the required time. The item was placed on the Consent Agenda and approved for deferral by a vote of 11 ayes, 0 noes and 0 absent. 5 November 29, 2001 ITEM NO.: E FILE NO.: S-1327 NAME: Healthy Lawns and Shrubs Inc. - Subdivision Site Plan Review LOCATION: On the West side of Westpark Drive, approximately 450 feet South of West 12u' Street DEVELOPER - Healthy Lawns and Shrubs P.O. Box 56499 Little Rock, AR 72215 ENGINEER: McGetrick & McGetrick 319 E. Markham Street Little Rock, AR 72201 AREA: 1.445+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-2 ALLOWED USES: Industrial PROPOSED USE: Expansion of existing use. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property is zoned I-2 and contain an existing structures used by Healthy Lawns and Shrubs. Healthy Lawns and Shrubs is an existing lawn care center located on West 12t' Street, west of Westpark Drive. The existing building and the proposed new building will be used as a shop and storage space of material and equipment and supplies by the company. This application is for multiple buildings on a single site and must go through multiple building site plan review by the Planning Commission. The applicant proposes the construction of a 500 square foot building near the east property line within an existing concrete/asphalt area. The applicant notes that the November 29, 2001 ITEM NO.: E (Cont.) FILE NO.: S-1327 exterior of the new storage building will match the existing building. Please see the attached site plan for the proposed building location. B. EXISTING CONDITIONS: The site is accessed via Vogler Street from West 12t' Street. The site contains an existing building used by Healthy Lawns and Shrubs as storage. Other areas of the site contain open storage of lawn materials; plants, composting materials, mulching materials and items that have been removed and are waiting to be shredded for composting. The parking area is currently gravel and concrete. The site has fencing on all sides. To the east, adjacent to the rear of office/warehouse uses fronting West Park Drive, the fence is a six-foot wooden fence. To the south and west the fence is a six-foot chain link fence. A concrete plant is located to the west of the site and the Rock Creek floodway borders the southern boundary of the property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners within 200 feet of the site and the University Park Neighborhood Association and the Broadmoor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4.Stormwater detention ordinance applies to this property. 5.Dedicate regulatory floodway to City of Little Rock. See Mel Hall for floodway line determination. 6.A grading permit and development permit for special flood hazard area is required prior to construction. K November 29, 2001 ITEM NO.: E (Cont.) FILE NO.: S-1327 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. ARKL,: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in this area. The Little Rock Fire Department needs to evaluate this site to determine whether additional fire protection is required. On site fire protection or an additional public fire hydrant may be required. The work would be done at the expense of the developer. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Project site is located near Bus Route #3 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. City Recognized Neighborhood Action Plan: The property lies in the Boyle Park Neighborhood Action Plan area. The Plan was completed in early 2001 and was not presented to the Planning Commission or the Board of Directors because there was no "Champion" of the Plan to bring it forward. An Objective stated in the Plan is to protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses. Landscape Issues: A 6-foot high opaque wood fence with its face side directed outward is required along the southern perimeter of the site. 3 November 29, 2001 ITEM NO.: E (Cont.) FILE NO.: S-1327 Buildinq Codes: Submit a full set of plans to building codes for review and permitting. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Pat McGetrick was present, representing the application. Staff briefly described the proposed site plan and noted that some additional project information was needed. Public Works requirements were briefly discussed. Mr. McGetrick indicated he would work with Public Works to resolve these issues. The landscaping requirements were briefly discussed. It was noted that a 6-foot high opaque wood fence with its face side directed outward is required along the southern perimeter of the site. Concern was raised over the floodway line and the placement of a wooden fence in the floodway. Mr. McGetrick indicted he would work with Public Works to determine the floodway line determination for this property. After discussion, the Committee forwarded the site plan to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 31, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The proposed hours of operation are 8 am to 5 pm, Monday through Friday. There will be approximately five (5) employees located on this site. The existing building height is 18 feet and the proposed building height is 25 feet. There are no new signs and there will not be a dumpster located as a result of this project. Any additional lighting will be on the building. The applicant has indicated a fence or landscape barrier will be constructed on the south side of the property. 4 November 29, 2001 ITEM NO.: E (Cont.) FILE NO.: S-1327 The proposed new maintenance and storage building conforms to the minimum setback and height requirements as set forth by the City's Zoning Ordinance. Therefore, there should be no outstanding issues associated with the proposed site plan. The proposed plan should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission that the applicant had submitted a letter on November 12, 2001 requesting deferral of the item to the November 29, 2001 public hearing. The applicant failed to notify abutting property owners within the required time period. The item was placed on the Consent Agenda and approved for deferral by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (NOVEMBER 29, 2001) Pat McGetrick was present representing the applicant. There were no objectors present. Staff recommended approval of the Subdivision Site Plan subject to compliance with the conditions outlined in the "Staff Recommendations" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5