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Home My WebLink AboutZ-5425-A Staff AnalysisMarch 28, 2002 ITEM NO.: 9 FILE NO.: Z -5425-A NAME: Irwin Specialized Construction Site Plan Review LOCATION: The north end of Warehouse Road nV..VF'T.nPF.R ENGINEER - John Irwin Laha Engineers 709 Spruce Street P.O. Box 190251 Heber Springs, AR 72543 Little Rock, AR 72219 AREA: 4.19 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-4 ALLOWED USES: Open Display District PROPOSED ZONING: C-4 PROPOSED USE: Storage of mobile office units VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 16,055 on June 18, 1991 rezoning the property from R-2, Single-family to C-4, Open Display and OS, Open Space. As a condition of approval there was to be no expansion of the existing gravel turnaround or new construction to take place on the property without a site plan review by the Planning Commission. The applicant was to maintain a 100 -foot open space strip along the north property line. March 28, 2002 SUBDIVISION ITEM NO.: 9 (Cont. A. PROPOSAL/REQUEST: FILE NO.: Z -5425-A The applicant is proposing to store metal mobile office units on the site. The units will be offered as rental units and will be moved into and out of the site as the units are leased and returned. The applicant proposes the office modules to range in size from 8 -foot by 10 -foot to a maximum size of 8 -foot by 32 -foot. The maximum number of units to be stored on the site will be 50 units. The units range in weight from 2200 pounds to 12000 pounds. There is a 100 -foot zoned Open Space buffer along the northern edge of the property. B. EXISTING CONDITIONS: The site is located at the north end of Warehouse Road which takes access from the I-30 Frontage Road. The site is vacant and undeveloped. The northern portion of the site is tree covered. Single-family homes are located across a creek to the north (Town and Country Subdivision). A single-family house adjoins the site to the south also taking access from Warehouse Road. To the east of the site are single-family homes and a trucking company. To the west of the site is vacant tree covered land. Although, there are single-family homes in the area, a large majority of the uses which take access from the I-30 Frontage Road are either non-residential uses or undeveloped at this time. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning this application. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Southwest United for Progress and Town and Country Estates Neighborhood Associations were notified of the Public Hearing. 2 March 28, 2002 SUBDIVISION ITEM NO.: 9 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z -5425-A 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 2. Storm water detention ordinance applies to this property. 3. Easements shown for proposed storm drainage are required. 4. Tracking of mud or gravel onto street is prohibited. 5. Existing topographical information at maximum 5 -foot contour interval and the 100 -year base flood elevation will be required. 6. A Sketch Grading and Drainage -Plan will be required per Sec. 29-186 (e) . 7.A Grading Permit will be required per Sec. 29-186 (c) & (d) . 8. Contact the USACE-LRD for approval prior to start of work. This is above the limit of study for the flood zone, but Operations has reported that the natural stream flowing through the property is being filled. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: There is an existing 10 -inch sewer main crossing property. No permanent structure can be constructed over the easement. Contact Little Rock Wastewater Utility for details at 376-2903. ENTERGY: No comment received. ARK?•A: No comment received. Southwestern Bell: No comment received. Water: 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. A water main extension will be required in order to provide water service to this parcel. Fire Department: Place fire hydrants per ordinance. Contact Dennis Free at 918-3752 for details. 3 March 28, 2002 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5425-A County Planning: No comment received. CATA: Site is not located on a dedicated Bus Route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. City Recognized Neighborhood Action Plan: The area lies in the 65th Street West Neighborhood Action Plan area, which is currently under development. Landscape Issues: It will be necessary to provide a 6 -foot high opaque screen along the western perimeter of the site. This screen may be a wooden fence with its face side directed outward, a wall or dense evergreen plants. The land use buffer, average width required along the western perimeter is 28 - feet. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. John Irwin was present representing the application. Staff presented the item and noted some additional information needed to complete the application (days and hours of operation, number of modules to be stored). Staff stated the applicant would be required to place a six-foot screen or fence along the western perimeter of the property to screen the adjacent residentially zoned property. Public Works comments were addressed. The applicant stated the access to the property would be obtained from the adjacent property owner. He also stated, he would request from the Commission to be allowed the use of a gravel surface for storage. He stated there would be a 200 foot paved buffer between the parking area and the street to eliminate the tracking of mud and gravel. 4 March 28, 2002 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5425-A Staff stated the applicant would be required to protect the 100 foot buffer (zoned OS) on the north edge of the property. The Committee determined there were no other issues associated with the propose site plan. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on March 13, 2002. The revised plan addressed most of the issues raised by staff and the Subdivision Committee. The revised plan indicated a 6 -foot chain link fence with three strands of barbwire on top of the fence. The applicant has stated all site lighting will be low level and directed away from residentially zoned property. The applicant proposes the days and hours of operation to be 7:30 am to 5:00 pm Monday through Friday. The applicant has stated there will be no'customer traffic to the site. The proposed surface material of the storage area will be SB -2 gravel. The applicant proposes a 200 -foot asphalt drive leading into the site to eliminate the concern of tracking mud and gravel from the site to the roadway. The applicant has also provided verification of an access easement from the end of Warehouse Road to the properties edge. The applicant proposes a 1.38 -acre natural area in the low- lying portion of the property to be used for holding flash storm water. The parking will not be an asphalt surface eliminating some of the flash flooding concern. The applicant has also stated there will be no change to the natural stream and the stream will be protected with a silt fence. The natural area is currently zoned OS (100 -foot buffer adjacent to the north property line). The applicant is proposing the placement of a 28 -foot opaque screen along the western perimeter to protect the residentially zoned property to the west. Staff is supportive of the request to allow storage of 61 March 28, 2002 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -5425-A mobile office units on the site. The units will be moved during normal business hours and should not cause any adverse impact to the neighborhood. The site is shown on the Future Land Use Plan as Commercial. The property is zoned C-4, Open Display and the proposed use is consistent with allowable uses under this zoning classification. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MARCH 28, 2002) The applicant was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The application was place on the Consent Agenda for approval as recommended by staff. The vote passed by 7 ayes, 0 noes and 4 absent. 6