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HomeMy WebLinkAboutZ-4159-B Staff AnalysisSeptember 17, 2009 WOM 4. SCREENING AND BUFFERS: FILE NO.: Z-4 159-B Site plan must comply with the City's landscape and buffer ordinance requirements. The western perimeter of the site has a fifty foot (50') open space area that is to be undisturbed. The plan submitted reflected that area to be a "clear zone". This is not allowed; revise. The zoning buffer ordinance requires a thirty nine foot (39') land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. Currently, buildings are being proposed in this area; therefore, these structures must be moved out of this minimal area. The zoning buffer ordinance requires a twenty-six (26') foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. The zoning buffer ordinance requires an average thirty-nine (39') foot wide street buffer along Interstate 30. Currently, this minimal amount isn't being met; revise. The Landscape Ordinance requires a thirty (30) foot wide landscape strip along Interstate 30. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The Landscape Ordinance requires a nine (9') foot wide landscape strip around the sites entirety. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. An automatic irrigation system is required for all the newly planted landscaped areas on the site. A landscape plan with the seal of a Registered Landscape Architect will be required prior to the issuance of a building permit. 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 properly preserving trees of six (6) inch caliper. 2 September 17, 2009 ITEM NO.: B (Cont.) FILE NO.: Z-4159- 5. PUBLIC WORKS COMMENTS: Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. The western driveway must be constructed with concrete per AHTD specification. 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. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a twenty-five (25) foot wide access easement is required adjacent to the floodway boundary. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. The driveway located in the floodway must be removed along with any fill including the existing gravel located in the floodway. COMMENTS BASED ON REVISED SITE PLAN 1. The driveway located in the floodway on the southeast portion of the site must be removed along with any fill material including the existing gravel located in the floodway; 2. The floodway must be shown in a floodway easement or dedicated to the City of Little Rock; 3. The twenty-five (25) foot access easement adjacent to the floodway should be located outside of the floodway not within the floodway; 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan; 5. The proposed minimum finish floor elevation of one (1) foot above the base flood elevation is required to be shown on the proposed plan and on the final plat; K, September 17, 2009 ITEM NO.: B (Cont ILE NO.: Z -4159-B 6. The west driveway off the interstate frontage road must be concrete and constructed per AHTD standards. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Approved as submitted. County Planning: No Comments. CATA: This site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (June 4, 2009) The applicant was present. Staff presented the item and noted there was additional information needed including building heights, building and roof materials, signage, fencing and lighting. The applicant was asked to label building setbacks and to provide hours of operation and access. Staff noted dumpster locations and screening needed to be indicated and a phasing plan provided. Staff asked that the landscape areas be labeled and the "OS" zoned portion of the site be indicated as to remain undisturbed. Staff asked the applicant to label areas of outdoor storage and to provide justification for the proposed gravel parking area. Public Works Comments were addressed next. Staff noted an NPDES permit would be required prior to construction and a special grading permit for flood hazard areas was required. Staff noted floodway areas needed to be shown as easements or dedicated to the City and a 25 -foot wide access easement was required adjacent to the floodway boundary. Staff noted the driveway and any fill which had been placed in the floodway needed to be removed. 2 September 17, 2009 ITEM NO.: B (Cont. FILE NO_: Z -4159-B Landscape Comments were discussed. Staff noted that the plan did not provide the required areas of buffer and landscaping. Individual areas were noted. The applicant responded that he was not sure if he would proceed with the application. He was advised to respond to staff by Wednesday June 10, 2009 by either responding to issues raised by staff or by informing staff if he chose to withdraw or defer. SUBDIVISION COMMITTEE COMMENT. (REVISED AUGUST 27, 2009) The applicant submitted a revised plan based on the June 4, 2009 Subdivision Committee review. The applicant was present. Staff stated some additional information was needed. Staff requested the applicant provide the hours of operation and access. Public Works Staff commented on the revised plan and noted the driveway and any fill material located in the following on the southeast portion of the site must be removed. Staff noted the floodway should be shown in an easement or dedicated to the City and the 25 ft. access easement adjacent to the floodway should be located outside of the floodway. Staff commented that stormwater detention facilities needed to be indicated on the plan and the minimum finished floor elevation of buildings was required to be shown. Lastly, staff stated the driveway off of the access road needed to be constructed to AHTD standards. The applicant was advised to respond to staff issues by September 2, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS - The applicant is requesting approval of a conditional use permit to allow for construction of a mini -warehouse development on this C-3 zoned, 5.4± acre tract. The site currently contains a partially constructed metal frame building. The applicant proposes to construct a total of seven, one-story metal buildings on the site. The buildings will contain both standard and climate -controlled mini - warehouse storage units. The facility will contain approximately 348 units. The partially completed building, when finished, will have a height of 14 feet and will have a brick front facade. This building will contain the conditioned units. A small office area will be located at the front of this building. The remaining 6 buildings will have a height of 8.5 feet to 9.5 feet. These buildings will contain the remainder of the standard units. A single driveway will provide access to the site. A parking lot will be located adjacent to the office. Fences and gates will control access to the remainder of 5 September 17, 2009 ITEM NO.: B (Cont.) FILE NO.: Z -4159-B the site. Paved driveways are located on the site to provide access to the various mini -warehouse buildings. A 6 -foot tall chain link fence with security wire will enclose the developed portion of the site. Lighting will consist of wall mounted light fixtures placed on the various buildings. No areas of outside storage are proposed for items such as RV's, campers or boats. Signage will comply with that allowed in commercial districts. The applicant has responded to the various issues raised at the two Subdivision Committee meetings. The hours of operation for the office are Monday through Friday, 8:00 a.m. to 5:00 p.m.; Saturday, 8:00 a.m. to 12:00 p.m. and closed on Sunday. Gate hours for access to the units are 7 days a week, 7:00 a.m. to 8:00 p.m. 24 hours access will be granted on a case by case basis. It is anticipated that less than 1 % will have such access. The site plan has been revised to address all Public Works Comments regarding detention, access and floodway issues. Some minor modification will need to be made to the proposed landscaping along the southeast perimeter of the site. Otherwise the site complies with the landscape ordinance provisions. A 50 -foot wide undisturbed "OS" strip will be retained along the western perimeter. The chain link security fence will be placed on the applicant's side of the "OS" strip and an additional landscape strip will be placed within the fenced area. As proposed, the "OS" buffer and landscape area ranges from 58.86 feet to 75 feet in width along the west perimeter. The buildings are designed so that the buildings nearest the west perimeter are accessed only from the east side so that the buildings themselves actually provide additional screening. The site abuts a 300± foot wide floodway on the east. The landscape and buffer strip adjacent to the floodway varies from 9 feet to over 40 feet. The required 25 foot floodway access easement overlays much of this area. Staff is supportive of this configuration since the 300 foot wide floodway provides adequate open space and the property on the east side of the floodway is zoned C-4. A 39 -foot wide land use buffer is required along the north perimeter where the site abuts undeveloped, R-2 zoned property. A creek/drainageway separates the two properties. The applicant is proposing to intrude into a portion of this buffer with a driveway. Landscaping will be installed in this area. Staff believes it is appropriate to require landscaping at 1 '/2 times the Ordinance for plant size and numbers to enhance the screening in this area. Staff is supportive of the request. The property is zoned C-3 which would allow the by -right development of the property with any of a number of commercial uses. The proposed mini -warehouse use is a relatively quiet and unobtrusive use. The site is buffered on the east and west by "OS" zoned buffer and floodway and fronts onto the interstate. There is no bill of assurance for this acreage tract. on September 17, 2009 ITEM NO.: B STAFF RECOMMENDATION: FILE NO.: Z -4159-B Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of a variance to allow a reduction in the land use buffer on the north and east perimeters subject to landscaping being installed along the north perimeter at 1 '/2 times the landscape ordinance requirement for size and plant numbers to provide entranced screening. STAFF REPORT: On June 9, 2009, the applicant requested deferral of the item to the August 6, 2009 meeting to allow additional time to address site plan related issues. Staff supports the deferral request. PLANNING COMMISSION ACTION: (JUNE 25, 2009) The applicant was not present. There were no objectors [present. Staff informed the Commission that the applicant had requested deferral of the item to allow more time to address the issues raised at Subdivision Committee. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the August 6, 2009 agenda. The vote was 7 ayes, 0 noes and 4 absent. STAFF UPDATE: The applicant has not responded to issues raised at the June 4, 2009 Subdivision Committee meeting. Staff recommends deferring the item to the September 17, 2009 Agenda. PLANNING COMMISSION ACTION: (AUGUST 6, 2009) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had failed to respond to issues raised at subdivision committee in a timely manner. Staff recommended deferring the item to the September 17, 2009 agenda. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the September 17, 2009 agenda by a vote of 10 ayes, 0 noes and 1 absent. 7 September 17, 2009 ITEM NO.: B (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -4159-B (SEPTEMBER 17, 2009) The applicant was present. There were no objectors present. A letter of support had been received from Southwest Little Rock United for Progress. A letter of opposition had been received from an unidentified resident of the Town and Country neighborhood. Staff presented the item and a recommendation of approval subject to compliance with the conditions 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. The vote was 10 ayes, 0 noes and 1 absent. E