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HomeMy WebLinkAboutZ-6587 Staff AnalysisDecember 3, 1998 ITEM NO.: 9 FILE NO.: Z-6587 NAME: Wellington Village Self -Storage - Long -Form POD LOCATION: South side of Wellington Hills Road, approximately 1,200 feet west of Wellington Village Road DEVELOPER: ENGINEER• Fred Langford White-Daters and Dale Williams 401 Victory c/o Barnes, Quinn, Flake Little Rock, and Anderson, Inc. P. O. Box 3546 Little Rock, AR 72203 AREA: 5.31 acres NUMBER OF LOTS: 1 ZONING: 0-2 ALLOWED USES: Office and Associates Street AR 72201 FT. NEW STREET: 0 PROPOSED USE: Mini -warehouses VARIANCES WAIVERS REQUESTED: None requested. A. PROPOSAL RE VEST: The applicant proposes to rezone the property from 0-2 to POD to allow for the construction of mini -warehouses. The applicant proposes to construct twelve (12) buildings on the site, ranging from 1,755 square feet to 12,925 square feet in area. The mini -warehouse buildings will have a height of approximately nine (9) feet. Building #1 (as shown on the attached site plan) will be for climate controlled storage with 4,335 square feet of floor space. The building will have one entry door and a central corridor which accesses all the units from the interior. The front, north wall of this building will be constructed of brick with ornamental brick columns. There will be a 1,755 square foot office building located at the front of the complex on the east side of the entry drive. This building will house the office for the development as well as an apartment for the property manager. This building will be constructed of brick with a December 3, 1998 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6587 residential appearance. There are seven parking spaces along the west side of the office building which will accommodate customer and employee vehicles. The remaining buildings (#2 through #11) will be mini - warehouse structures and will be constructed of metal with seamless metal roofs. The roofs will have a slight pitch. The colors for these buildings have not been determined at this time, however, the applicant anticipates using a lighter, non -reflective color for the roofs, with the walls being an earth tone to fit in with the surroundings. The development will have a gated, controlled entrance located between building #1 and the office building. There will be limited after hour, night access to the property. The applicant proposes to use the area south of the mini - warehouse buildings as an RV/Boat storage area. This area is located within a 110 foot AP&L easement and will be screened from adjacent property by a six (6) foot opaque fence. The development will be landscaped according to City code, with heavier landscaping along the west property line, between building #2 and the adjacent MF -18 zoned property. The west wall of building #2 will serve as a screen, as there will be no windows or doors on this building side. Site lighting will be attached to the inside buildings. Lights will be low-level and directed downward with one light every 60 feet. There will be lighting at the entrance which will be ground -mounted and directed to the wall sign. The applicant is proposing one (1) ground -mounted monument style sign which will be located along the front property line near the center of the property. The applicant is also proposing one (1) wall sign which will be attached to the north wall of building #1. The signage will comply with the City's Zoning Ordinance requirements for office zoning. B. EXISTING CONDITIONS: The 5.31 acre site is vacant pasture land with few trees. There is a large amount of undeveloped single-family, multi- family, office and commercial zoned property in the general area. The Highland Valley Methodist Church is located south of the site, with the Villages of Wellington residential community located to the east. 2 December 3, 1998 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6587 C. NEIGHBORHOOD COMMENTS: Staff has received no negative neighborhood comments as of this writing. All property owners within 200 feet of the site as well as the St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Grading and drainage plans including stormwater detention compliance required according to Section 29 of the Code of Ordinances. NPDES permit required. 2. Median required in shown arterial and driveway locations as spaced on preliminary plat 300' O.C. from the intersection w/Village Commons Road. 3. Reduce entrance and exit driveways to 18 feet each. 4. Show the S.U. vehicles can make turns around buildings. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements. AP&L: A 15 foot easement is requested along the north property line. ARKLA: No Comment. Southwestern Bell: A 5 foot utility easement is requested along the east and west property lines. Water: Water main extension required. An acreage charge of $600 per acre applies in addition to normal fees. Fire Department: No Comment. County Plannin : No Comment received. LATA: Not currently served by Central Arkansas Transit. F. ISSUES TECHNICAL DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The property is shown as Suburban Office. Landscape Issues: Proposed buffers and landscaping meet with ordinance requirements when averaged out. However, a portion of the proposed southern land use buffer drops as much as 22 feet below the full width requirement of 31 feet. K. December 3, 1998 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6587 Since the properties to the west and south are zoned residential a six foot opaque screen is required. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings.' Existing vegetation preserved can count toward fulfilling this requirement. At least sixty percent of the required land use buffers along the western and southern perimeters must remain in their natural state. The City Beautiful Commission recommends saving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when saving trees of six inch caliper or larger. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan and cross- sections to staff on November 11, 1998. The applicant also submitted additional information as requested by staff at the Subdivision Committee meeting. The cross-sections submitted show that this property will be approximately 38 feet higher than the church property to the south, with a stand of trees between the two properties. With the six foot screening fence along the south property line, this development will be screened from and out of the line of site of the church property. The cross-sections also show that the undeveloped multifamily property to the east will be approximately 12 feet higher than this property. With proper landscaping along the west property line, this development should have no adverse effect on the multi -family property or the general area. Staff feels that the applicant has addressed the issues and concerns as raised by the Subdivision Committee. There should be no further issues for resolution. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD zoning with 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 4 December 3, 1998 SUBDIVISION ITEM NO.• 9 Cant. FILE NO.: Z-5587 from adjacent property. 3. The color of the buildings must be earth tones with non -reflective roofs. 4. The lot must be final platted prior to building permit application. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Fred Langford, Joe White, Melanie Gibson and Dickson Flake were present, representing the application. Staff gave a brief description of the site plan. Staff posed several general questions concerning the proposed development. The applicants noted that additional general information regarding the proposed development would be submitted to staff. The applicant noted that the roofs of the buildings would have a slight pitch and be non -reflective. It was also noted that the sides of the buildings along the east and west property lines would serve as screening. Mr. Langford noted that the site would have a gated, controlled entrance and that there would be limited after hour access. He noted that the projected daily traffic count for this facility would average slightly over 14 vehicles. This was based on similar, slightly smaller mini -warehouse facilities developed by Mr. Langford. Joe White presented a cross-section to the Committee showing the southern portion of the property in relation to the church property. It was noted that this development will not be visible from the church property due to the topography. Bob Turner, of Public Works, briefly reviewed the Public Works requirements with the Committee. He noted that a median should be shown in Wellington Hills Drive. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 5 December 3, 1998 SUBDIVISION ITEM NO.: 9 Cont.) FILE NO.: Z-6587 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. 6 FILE NO.• Z-6587 NAME: Wellington Village Self -Storage - Long -Form POD LOCATION: South side of Wellington Hills Road, approximately 1,200 feet west of Wellington Village Road DEVELOPER• ENGINEER: Fred Langford White-Daters and Dale Williams 401 Victory c/o Barnes, Quinn, Flake Little Rock, and Anderson, Inc. P. O. Box 3546 Little Rock, AR 72203 AREA: 5.31 acres NUMBER OF LOTS: 1 ZONING: 0-2 ALLOWED USES: Office and Associates Street AR 72201 FT. NEW STREET• 0 PROPOSED USE: Mini -warehouses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from 0-2 to POD to allow for the construction of mini -warehouses. The applicant proposes to construct twelve (12) buildings on the site, ranging from 1,755 square feet to 12,925 square feet in area. The mini -warehouse buildings will have a height of approximately nine (9) feet. Building #1 (as shown on the attached site plan) will be for climate controlled storage with 4,335 square feet of floor space. The building will have one entry door and a central corridor which accesses all the units from the interior. The front, north wall of this building will be constructed of brick with ornamental brick columns. There will be a 1,755 square foot office building located at the front of the complex on the east side of the entry drive. This building will house the office for the development as well as an apartment for the property manager. This building will be constructed of brick with a FILE NO.: Z-6587 Cont. residential appearance. There are seven parking spaces along the west side of the office building which will accommodate customer and employee vehicles. The remaining buildings (#2 through #11) will be mini - warehouse structures and will be constructed of metal with seamless metal roofs. The roofs will have a slight pitch. The colors for these buildings have not been determined at this time, however, the applicant anticipates using a lighter, non -reflective color for the roofs, with the walls being an earth tone to fit in with the surroundings. The development will have a gated, controlled entrance located between building #1 and the office building. There will be limited after hour, night access to the property. The applicant proposes to use the area south of the mini - warehouse buildings as an RV/Boat storage area. This area is located within a 110 foot AP&L easement and will be screened from adjacent property by a six (6) foot opaque fence. The development will be landscaped according to City code, with heavier landscaping along the west property line, between building #2 and the adjacent MF -18 zoned property. The west wall of building #2 will serve as a screen, as there will be no windows or doors on this building side. Site lighting will be attached to the inside buildings. Lights will be low-level and directed downward with one light every 60 feet. There will be lighting at the entrance which will be ground -mounted and directed to the wall sign. The applicant is proposing one (1) ground -mounted monument style sign which will be located along the front property line near the center of the property. The applicant is also proposing one (1) wall sign which will be attached to the north wall of building #1. The signage will comply with the City's Zoning Ordinance requirements for office zoning. B. EXISTING CONDITIONS: The 5.31 acre site is vacant pasture land with few trees. There is a large amount of undeveloped single-family, multi- family, office and commercial zoned property in the general area. The Highland Valley Methodist Church is located south of the site, with the Villages of Wellington residential community located to the east. C. NEIGHBORHOOD COMMENTS: Staff has received no negative neighborhood comments as of this writing. All property owners within 200 feet of the site as well as the St. Charles and Parkway Place Pa FILE NO.: Z-6587 Cont. Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Grading and drainage plans including stormwater detention compliance required according to Section 29 of the Code of Ordinances. NPDES permit required. 2. Median required in shown arterial and driveway locations as spaced on preliminary plat 300' O.C. from the intersection w/Village Commons Road. 3. Reduce entrance and exit driveways to 18 feet each. 4. Show the S.U. vehicles can make turns around buildings. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements. AP&L: A 15 foot easement is requested along the north property line. ARKLA : No Comment. Southwestern Bell: A 5 foot utility easement is requested along the east and west property lines. Water: Water main extension required. An acreage charge of $600 per acre applies in addition to normal fees. Fire Department: No Comment. County Plannin : No Comment received. LATA: Not currently served by Central Arkansas Transit. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The property is shown as Suburban Office. Landscape Issues: Proposed buffers and landscaping meet with ordinance requirements when averaged out. However, a portion of the proposed southern land use buffer drops as much as 22 feet below the full width requirement of 31 feet. Since the properties to the west and south are zoned residential a six foot opaque screen is required. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Existing vegetation preserved can count toward fulfilling this requirement. At least sixty percent of the required land use buffers along the western and southern perimeters must remain in their natural state. 01 FILE NO.: Z-6587 Cont. The City Beautiful Commission recommends saving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when saving trees of six inch caliper or larger. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan and cross- sections to staff on November 11, 1998. The applicant also submitted additional information as requested by staff at the Subdivision Committee meeting. The cross-sections submitted show that this property will be approximately 38 feet higher than the church property to the south, with a stand of trees between the two properties. With the six foot screening fence along the south property line, this development will be screened from and out of the line of site of the church property. The cross-sections also show that the undeveloped multifamily property to the east will be approximately 12 feet higher than this property. With proper landscaping along the west property line, this development should have no adverse effect on the multi -family property or the general area. Staff feels that the applicant has addressed the issues and concerns as raised by the Subdivision Committee. There should be no further issues for resolution. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD zoning with 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 property. 3. The color of the buildings must be earth tones with non -reflective roofs. 4. The lot must be final platted prior to building permit application. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Fred Langford, Joe White, Melanie Gibson and Dickson Flake were present, representing the application. Staff gave a brief description of the site plan. 4 FILE NO.: Z-6587(Cont. Staff posed several general questions concerning the proposed development. The applicants noted that additional general information regarding the proposed development would be submitted to staff. The applicant noted that the roofs of the buildings would have a slight pitch and be non -reflective. It was also noted that the sides of the buildings along the east and west property lines would serve as screening. Mr. Langford noted that the site would have a gated, controlled entrance and that there would be limited after hour access. He noted that the projected daily traffic count for this facility would average slightly over 14 vehicles. This was based on similar, slightly smaller mini -warehouse facilities developed by Mr. Langford. Joe White presented a cross-section to the Committee showing the southern portion of the property in relation to the church property. It was noted that this development will not be visible from the church property due to the topography. Bob Turner, of Public Works, briefly reviewed the Public Works requirements with the Committee. He noted that a median should be shown in Wellington Hills Drive. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. 67