HomeMy WebLinkAboutZ-5485-B Staff AnalysisJuly 26, 2001
ITEM NO.: 4
FILE NO.: Z -5485-B
NAME: Baseline Mini -Storage - Revised Conditional Use Permit
LOCATION: 8801 Doyle Springs Road
DEVELOPER: ARCHITECT:
Worrell Monroe Mills Pumphrey Architecture
8801 Doyle Springs Road 500 President Clinton Ave., Ste. 20
Little Rock, AR 72209 Little Rock, AR 72203
AREA: 1.228 acres
ZONING: C-3
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Mini -warehouses
PROPOSED USE:
VARIANCES/WAIVERS REQUESTED:
Expansion of existing
mini -warehouse facility
1. Deferral of sidewalk construction along Doyle Springs Road.
2. Variance to allow a reduced rear yard setback.
3.Variance to allow a reduced front yard setback.
A. PROPOSAL/REQUEST:
The applicant, Worrell Monroe Mills, requests a revised
conditional use permit to allow for the expansion of the
existing mini -warehouse facility at 8801 Doyle Springs Road.
The expansion is proposed in two (2) phases.
Phase I will include the addition of 19 mini -storage units
near the northwest and southwest corners of the site. There
will be one (1) 5 foot by 10 foot unit and eighteen (18)
10 foot by 10 foot units. Phase II includes the addition of
twelve (12) 5 foot by 10 foot mini -storage units along the
east side of the property and a 342 square foot addition to
the property manager's house.
July 26, 2001
ITEM NO.: 4 (Cont.)
FILE NO.: Z -5485-B
The applicant is requesting a variance to allow a reduced
rear yard setback for the mini -storage units in Phase II.
The units have a proposed setback from the rear property
line of 15 feet. The ordinance requires a minimum rear yard
setback in C-3 zoning of 25 feet.
The applicant is also requesting a variance to allow a
reduced front yard setback. The proposed building at the
northwest corner of the property is approximately 22 feet
from the front property line, after additional right-of-way
dedication. The ordinance requires a minimum setback of 25
feet.
The applicant is also requesting a deferral of sidewalk
construction for this property frontage along the east side
of Doyle Springs Road. There is an existing sidewalk on the
west side of Doyle Springs Road. The applicant notes that
no sidewalk currently exists along this side of Doyle
Springs Road for either of the adjacent properties, or
between Baseline Road and I-30.
The existing mini -storage facility is fenced on all sides
with a six (6) foot chainlink fence. The applicant notes
that the fence will be covered with an applied opaque wood
screen along the north, south and east property lines.
There is also an existing ground -mounted sign along Doyle
Springs Road which will be entirely in the right-of-way with
the additional required dedication. There are no additional
signs proposed.
B. EXISTING CONDITIONS:
There is an existing mini -warehouse facility located on this
property, which consists of three (3) mini -warehouse
buildings, a small office and a residence for the property
manager.
There is a daycare center, an auto repair business and
single family residences to the east along North Street.
There is a vacant gas station with car wash to the south, at
the northeast corner of Baseline and Doyle Springs Roads.
There is a barber shop and single family residences to the
north. A church is located across Doyle Springs Road to the
west, with single family residences to the northwest.
C. NEIGHBORHOOD COMMENTS:
The Upper Baseline, Windamere
Associations were notified of
received a phone call from the
Association expressing support
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and SWLR UP Neighborhood
the public hearing. Staff has
Upper Baseline Neighborhood
of this application.
July 26, 2001
ITEM NO.: 4 (Cont.)
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
FILE NO.: Z -5485-B
1.Comply with Fire Code for fire access between buildings.
2.Doyle Springs Road is classified on the Master Street
Plan as a collector street. Dedicate right-of-way to 30
feet from centerline.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
5.The proposed addition does not provide adequate radii for
SU -30 vehicles to make 90 -degree turns. Redesign to
provide adequate turning radii.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comment.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
Water: No Comment.
Fire Department: Private fire hydrants will be required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Project site is located near bus route #15, but has
no effect on bus radius, turnout and route.
F. Landscape Issues:
The land use buffers along the northern and southern
perimeters must not drop below a width of 9 feet. The
Landscape Ordinance requires a minimum width in these areas
of 6.7 feet.
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July 26, 2001
ITEM NO.: 4 (Cont.) FILE NO.: Z -5485-B
A 6 -foot high opaque screen, either a wooden fence with its
face side directed outward or dense evergreen plantings, is
required along the northern, southern and eastern
perimeters.
G. SUBDIVISION COMMITTEE COMMENT: (JULY 5, 2001)
Worrell Monroe Mills was present, representing the
application. Staff briefly explained the revised
conditional use permit, noting that the site plan needed to
be redesigned to provide the proper turning radii around the
existing and proposed buildings for trucks. Staff also
noted that some additional information was needed on the
site plan. The issue of redesigning the site plan was
discussed at length.
The Public Works requirements were briefly discussed. It
was noted that a little over three (3) feet of right-of-way
dedication was required.
The landscape requirements were briefly discussed.
After the discussion, the Committee forwarded the
application to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff on
July 11, 2001. The revised plan addresses the issues as
raised by staff and the Subdivision Committee. The plan has
been redesigned to provide the appropriate turning radii for
trucks around the mini -warehouse buildings. Public Works
has reviewed the revised plan and notes that there are no
outstanding issues.
As noted in paragraph A., the existing ground -mounted sign
along Doyle Springs Road will be entirely in the right-of-
way after the additional right-of-way is dedicated. The
applicant must move the sign at least five (5) feet back
from the new right-of-way line, or obtain a franchise from
the City to leave the sign in its current location.
Also noted in paragraph A., the applicant is requesting
variances for reduced front and rear yard setbacks for the
new mini -warehouse structures. Staff feels that the
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July 26, 2001
ITEM NO.: 4 (Cont.) FILE NO.: Z -5485-B
variance requests are reasonable and should have no adverse
impact on the adjacent properties.
The applicant has also requested a deferral of sidewalk
construction along Doyle Springs Road. Public Works
recommends approval of the sidewalk deferral for five (5)
years, until adjacent development on until a public street
project, whichever occurs first.
Otherwise, there are no outstanding issues associated with
revised conditional use permit. The requested expansion of
the existing mini -warehouse development should have no
adverse effect on the general area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised conditional use
permit subject to the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. Any site lighting must be low-level and directed away
from adjacent residential property.
3. The dumpster area must be screened on three (3) sides
with a eight (8) foot high opaque fence or wall.
4. Staff recommends approval of the deferral of sidewalk
construction along Doyle Springs Road for five (5) years,
until adjacent development or until a public street
project, whichever occurs first.
5. Staff supports the variance to allow a reduced rear yard
setback.
6. Staff also supports the variance to allow a reduced front
yard setback.
7. The existing ground -mounted sign must be moved at least
five (5) feet back from the new right-of-way line, or the
applicant must obtain a franchise.
PLANNING COMMISSION ACTION: (JULY 26, 2001)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter present.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
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July 26, 2001
ITEM NO.: 4 (Cont.
A motion to that effect was made.
9 ayes, 0 nays and 2 absent.
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FILE NO.: Z -5485-B
The motion passed by a vote of