Loading...
HomeMy WebLinkAboutZ-7663 Staff AnalysisJuly 15, 2004 ITEM NO.: 17 FILE NO.: Z-7663 NAME: Ferndale Mini -storage Long -form PD -C LOCATION: near the intersection of Kanis Road and Ferndale Cut-off Road DEVELOPER: Ferndale Mini -storage C/o Byron House 2612 Gribble Street North Little Rock, AR 72114 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.4 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential P D -C PROPOSED USE: Mini -warehouse development FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street improvements to Kanis Road. A. PROPOSAUREQUEST: The applicant is requesting a model planned commercial development of thirteen mini -storage buildings and an office for the specific purpose of providing a secure storage facility for local residents. The front of the Ferndale Storage buildings will be setback 85 -feet from the center of Kanis Road. There are a number of cedar and magnolia trees on the property that the developer plans to transplant to the front of the property. In addition, to the existing trees, redbud, dogwood, red, yellow and orange maples will be mixed in to provide for color in the spring and fall. All along the front, next to the buildings and lining the entry drives, beds will be planted with azaleas, caladiums and inpatients. The Ferndale Storage July 15, 2004 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7663 sign will be located in the front and will be six feet tall and ten feet long. The bed around the sign will be planted with colorful seasonal flowers. The front, both sides and the back of the property will meet the City's landscaping and buffer requirements. The applicant has indicated the office will be in the front of the facility and have a nine -foot four inch eve height with a five on twelve roof pitch. The office color will match the storage buildings. The applicant has indicated Buildings 2 — 7 and 10 — 13 will be standard mini -storage buildings with eight -foot six inch eve heights with a one on twelve roof pitch. All storage buildings will have a green roof and green roll up doors. The wall color will be light stone and desert sand trim for accent. These natural colors will blend well with the evergreen trees at the front of the property. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The development will be constructed in phases. The first phase will consist of the office building (Building 1) and Buildings 2 — 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 — 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini -storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation on the proposed site plan. The hours proposed are from six am to ten pm seven days per week. B. EXISTING CONDITIONS: The site is vacant and grass covered. To the north of the site is an auto salvage yard and to the south of the site is a mixture of residential and non-residential uses including a church. To the west of the site is also a church and at the intersection of Kanis Road and Ferndale Cut-off Road is a restaurant, grocery store and veterinary clinic. Kanis Road is a two lane roadway with open ditches for drainage. There are no sidewalks in place in this rural area. K July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) , FILE NO.: Z-7663 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. All property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located within the area. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication meets Master Street Plan requirements. Kanis Road must be improved to Master Street Plan standard, or a deferral must be granted by the Board of Directors. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only one 36 -foot wide driveway would be allowed. 3. Plans for all work in the right-of-way shall be submitted to Public works for approval prior to the start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Contact the Pulaski County Sanitarian for approval of the proposed septic system. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Water service is not available to this site from Central Arkansas Water. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planninq: 1. Provide a 40 -foot setback along all property lines adjoining residential properties. 2. A plat must meet state minimum standards. 3. Provide a Professional Engineer's stamp for flood determination. 3 July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 4. Provide drainage calculations. Show influent and effluent and indicate if existing structures have capacities to handle the run-off. 5. All driveways will have to undergo a design review and be permitted prior to construction. 6. Additional right-of-way dedication will be required. Provide a legal description of the indicated right-of-way dedication. 7. Provide a vicinity map on the proposed site plan. 8. Provide a Storm Water Pollution and Prevention Plan. CATH: No comment received. F. I SSU ESITEC H N I CALIDES IG N: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a PCD for a mini -storage development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan and Ferndale Cutoff is shown as a Minor Arterial. These streets may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed width of the land use buffers along the western and a portion of the eastern perimeter are less than the 24 -foot average requirement. Additionally, the proposed width of the northern land use buffer is less than the 34 -foot average required by ordinance. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, eastern and western perimeters. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Bowie was present representing the request. Staff stated the request was to construct thirteen mini -warehouse buildings totaling 63,575 square feet on 4 July 15, 2004 SUBDIVISION ITEM NO.: 17(Cont.)FILE NO.: Z-7663 this 5.4 -acre site. Staff requested Mr. Bowie provide additional information related to the proposed development including an approval letter from the volunteer fire department concerning the proposed fire protection. Staff also requested details concerning the proposed wastewater treatment system. Staff stated the indicated driveway and landscape islands were located within the right-of-way. Staff recommended Mr. Bowie redesign the entrance to allow cars backing out to not do so in the right-of-way. Public Works comments were addressed. Staff stated the driveway location and widths did not meet the traffic access and circulation requirements allowed. Staff suggested Mr. Bowie meet with them individually to discuss the proposed driveway width and location. Landscaping comments were addressed. Staff noted the indicated buffer along the western perimeter and a portion of the buffer along the eastern perimeter fell short of the twenty-four foot average requirement. Staff stated the buffer along the northern perimeter also fell short of the thirty-four foot average. Mr. Bowie noted the uses to the East, West and North were non-residential uses. Staff stated the Commission could reduce the required buffer if they deemed the requirement inappropriate. Staff stated the same would be true of the required screening. Mr. Bowie questioned comments from County Planning. Staff suggested Mr. Bowie meet with County Planning staff for additional information and clarification concerning their comments. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the June 24, 2004, Subdivision Committee meeting. The applicant has provided an approval letter from the volunteer fire department concerning the proposed fire protection and an approval letter from the Pulaski County Sanitarian concerning the proposed wastewater treatment system. The applicant has redesigned the driveway and landscape islands to allow cars sufficient area for backing out and maneuvering away from the right-of-way. The driveway location and widths have also been redesigned to meet the traffic access and circulation requirements. The applicant has indicated a single entrance to the development and four on-site parking spaces. Staff is supportive of the indicated drives and parking proposed. 5 July 15, 2004 SUBDIVISION ITEM NO.: _17 (Cont.) FILE NO.: Z-7663 The applicant is requested a reduced buffer along the eastern, western and northern perimeters where the site abuts non-residential uses. The applicant has indicated a forty -foot landscape strip along the northeast portion of the site where there is an existing single-family home. Staff is supportive of this request. The applicant has indicated the required six feet nine inch landscaping strip in the area where the site abuts the non-residential uses consistent with typical minimum ordinance requirements. The applicant has also met with County Planning staff and addressed most of their issues. The applicant has indicated a forty -foot building setback around the entire site, consistent with commercial development requirements per Pulaski County. The applicant is requesting the development of thirteen mini -storage buildings and an office. The front of the Ferndale Storage buildings will be setback 85 -feet from the center of Kanis Road. The applicant has indicated signage will be located in the front and will be six feet tall and ten feet long. Staff is supportive of the proposed signage. The applicant has indicated signage less than typically allowed in commercial zones. Staff feels the smaller sign area is appropriate for this site. The applicant has indicated the office will be in the front of the facility and have a nine -foot four inch eve height with a five on twelve roof pitch. The applicant has indicated Buildings 2 — 7 and 10 — 13 will be standard mini -storage buildings with eight -foot six inch eve heights with a one on twelve roof pitch. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The applicant has also indicated the development will be phased. The first phase will consist of the office building (Building 1) and Buildings 2 — 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 — 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini -storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation will be from six am to ten pm, seven days per week. 0 July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 The applicant is requesting a five year deferral of street improvements to Kanis Road or until adjacent development occurs. Staff is supportive of this request. The applicant has indicated a dedication of right-of-way 55 -feet from centerline, per the Master Street Plan requirement. The area is a rural area and the deferral of street improvements should not adversely affect the area. Staff is supportive of the applicant's request. The indicated building heights, phasing plan and days and hours of operation are consistent with mini - warehouse developments in the City. The primary uses in the area are non- residential and the site is shown as Commercial on the City's Future Land Use Plan. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development is appropriate for the site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs fl, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 FILE NO.: Z-7663 NAME: Ferndale Mini -storage Long -form PD -C LOCATION: near the intersection of Kanis Road and Ferndale Cut-off Road DEVELOPER: Ferndale Mini -storage C/o Byron House 2612 Gribble Street North Little Rock, AR 72114 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.4 Acres NUMBER OF LOTS: CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: R-2, Single-family Single-family residential PD -C Mini -warehouse development FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street improvements to Kanis Road. A. PROPOSAL/REQUEST: The applicant is requesting a model planned commercial development of thirteen mini -storage buildings and an office for the specific purpose of providing a secure storage facility for local residents. The front of the Ferndale Storage buildings will be setback 85 -feet from the center of Kanis Road. There are a number of cedar and magnolia trees on the property that the developer plans to transplant to the front of the property. In addition, to the existing trees, redbud, dogwood, red, yellow and orange maples will be mixed in to provide for color in the spring and fall. All along the front, next to the buildings and lining the entry drives, beds will be planted with azaleas, caladiums and inpatients. The Ferndale Storage FILE NO.: Z-7663 (Cont. sign will be located in the front and will be six feet tall and ten feet long. The bed around the sign will be planted with colorful seasonal flowers. The front, both sides and the back of the property will meet the City's landscaping and buffer requirements. The applicant has indicated the office will be in the front of the facility and have a nine -foot four inch eve height with a five on twelve roof pitch. The office color will match the storage buildings. The applicant has indicated Buildings 2 — 7 and 10 — 13 will be standard mini -storage buildings with eight -foot six inch eve heights with a one on twelve roof pitch. All storage buildings will have a green roof and green roll up doors. The wall color will be light stone and desert sand trim for accent. These natural colors will blend well with the evergreen trees at the front of the property. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The development will be constructed in phases. The first phase will consist of the office building (Building 1) and Buildings 2 — 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 — 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini -storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation on the proposed site plan. The hours proposed are from six am to ten pm seven days per week. B. EXISTING CONDITIONS: The site is vacant and grass covered. To the north of the site is an auto salvage yard and to the south of the site is a mixture of residential and non-residential uses including a church. To the west of the site is also a church and at the intersection of Kanis Road and Ferndale Cut-off Road is a restaurant, grocery store and veterinary clinic. Kanis Road is a two lane roadway with open ditches for drainage. There are no sidewalks in place in this rural area. 2 FILE NO.: Z-7663 Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. All property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located within the area. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication meets Master Street Plan requirements. Kanis Road must be improved to Master Street Plan standard, or a deferral must be granted by the Board of Directors. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only one 36 -foot wide driveway would be allowed. 3. Plans for all work in the right-of-way shall be submitted to Public works for approval prior to the start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Contact the Pulaski County Sanitarian for approval of the proposed septic system. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Water service is not available to this site from Central Arkansas Water. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide a 40 -foot setback along all property lines adjoining residential properties. 2. A plat must meet state minimum standards. 3. Provide a Professional Engineer's stamp for flood determination. 4. Provide drainage calculations. Show influent and effluent and indicate if existing structures have capacities to handle the run-off. 3 FILE NO.: Z-7663 (Cont. 5. All driveways will have to undergo a design review and be permitted prior to construction. 6. Additional right-of-way dedication will be required. Provide a legal description of the indicated right-of-way dedication. 7. Provide a vicinity map on the proposed site plan. 8. Provide a Storm Water Pollution and Prevention Plan. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a PCD for a mini -storage development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan and Ferndale Cutoff is shown as a Minor Arterial. These streets may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed width of the land use buffers along the western and a portion of the eastern perimeter are less than the 24 -foot average requirement. Additionally, the proposed width of the northern land use buffer is less than the 34 -foot average required by ordinance. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, eastern and western perimeters. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Bowie was present representing the request. Staff stated the request was to construct thirteen mini -warehouse buildings totaling 63,575 square feet on this 5.4 -acre site. Staff requested Mr. Bowie provide additional information related to the proposed development including an approval letter from the volunteer fire department concerning the proposed fire protection. Staff also requested details concerning the proposed wastewater treatment system. Staff stated the indicated driveway and landscape islands were located within the 2 FILE NO.: Z-7663 (Cont. right-of-way. Staff recommended Mr. Bowie redesign the entrance to allow cars backing out to not do so in the right-of-way. Public Works comments were addressed. Staff stated the driveway location and widths did not meet the traffic access and circulation requirements allowed. Staff suggested Mr. Bowie meet with them individually to discuss the proposed driveway width and location. Landscaping comments were addressed. Staff noted the indicated buffer along the western perimeter and a portion of the buffer along the eastern perimeter fell short of the twenty-four foot average requirement. Staff stated the buffer along the northern perimeter also fell short of the thirty-four foot average. Mr. Bowie noted the uses to the East, West and North were non-residential uses. Staff stated the Commission could reduce the required buffer if they deemed the requirement inappropriate. Staff stated the same would be true of the required screening. Mr. Bowie questioned comments from County Planning. Staff suggested Mr. Bowie meet with County Planning staff for additional information and clarification concerning their comments. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the June 24, 2004, Subdivision Committee meeting. The applicant has provided an approval letter from the volunteer fire department concerning the proposed fire protection and an approval letter from the Pulaski County Sanitarian concerning the proposed wastewater treatment system. The applicant has redesigned the driveway and landscape islands to allow cars sufficient area for backing out and maneuvering away from the right-of-way. The driveway location and widths have also been redesigned to meet the traffic access and circulation requirements. The applicant has indicated a single entrance to the development and four on-site parking spaces. Staff is supportive of the indicated drives and parking proposed. The applicant is requested a reduced buffer along the eastern, western and northern perimeters where the site abuts non-residential uses. The applicant has indicated a forty -foot landscape strip along the northeast portion of the site where there is an existing single-family home. Staff is supportive of this request. The applicant has indicated the required six feet nine inch landscaping strip in the area where the site abuts the non-residential uses consistent with typical minimum ordinance requirements. 61 FILE NO.: Z-7663 (Cont. The applicant has also met with County Planning staff and addressed most of their issues. The applicant has indicated a forty -foot building setback around the entire site, consistent with commercial development requirements per Pulaski County. The applicant is requesting the development of thirteen mini -storage buildings and an office. The front of the Ferndale Storage buildings will be setback 85 -feet from the center of Kanis Road. The applicant has indicated signage will be located in the front and will be six feet tall and ten feet long. Staff is supportive of the proposed signage. The applicant has indicated signage less than typically allowed in commercial zones. Staff feels the smaller sign area is appropriate for this site. The applicant has indicated the office will be in the front of the facility and have a nine -foot four inch eve height with a five on twelve roof pitch. The applicant has indicated Buildings 2 — 7 and 10 — 13 will be standard mini -storage buildings with eight -foot six inch eve heights with a one on twelve roof pitch. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The applicant has also indicated the development will be phased. The first phase will consist of the office building (Building 1) and Buildings 2 — 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 — 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini -storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation will be from six am to ten pm, seven days per week. The applicant is requesting a five year deferral of street improvements to Kanis Road or until adjacent development occurs. Staff is supportive of this request. The applicant has indicated a dedication of right-of-way 55 -feet from centerline, per the Master Street Plan requirement. The area is a rural area and the deferral of street improvements should not adversely affect the area. Staff is supportive of the applicant's request. The indicated building heights, phasing plan and days and hours of operation are consistent with mini - warehouse developments in the City. The primary uses in the area are non- residential and the site is shown as Commercial on the City's Future Land Use Plan. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development is appropriate for the site. 9 FILE NO.: Z-7663 (Con I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7