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HomeMy WebLinkAboutS-1141-A Staff AnalysisFebruary 20, 1997 ITEM NO.: A FILE NO.: S-1041-A NAME: RIVERDALE MINI -STORAGE -- REVISED SUBDIVISION SITE PLAN LOCATION: 1024 Jessie Road DEVELOPER: ENGINEER• John Haley BCC GBN (Blass Firm) Riverdale Mini -Storage 303 West Capitol Avenue 875 Union Building Suite 300 Little Rock, AR 72201 Little Rock, AR 72201 AREA: 2.91 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-3 PROPOSED USES: Office Space PLANNING DISTRICT: Heights (4) CENSUS TRACT: 15 VARIANCES REOUESTED: None BACKGROUND: This parcel of land is partially composed of excess street right- of-way and a remnant of the mini -storage development site. The applicant has gained use of the excess right-of-way for development purposes. The applicant has agreed with Parks Department to add a combination bike path/sidewalk for public use on Riverfront Drive. STATEMENT OF PROPOSAL: To construct a 8,737 square foot two story office building with 11 parking places adjacent to the structure 27 below the building and 26 across Jessie Road. The mini -storage and proposed office building will share a driveway from Jessie Road. A. PROPOSALIREQUEST: The expansion of the project area of the mini -storage to add office space. This is being accomplished by submittal of a revised Subdivision Site Plan. The end product to be four buildings on a lot. N February 20, 1997 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1041-A B. EXISTING CONDITIONS: The abutting uses are a mix of Office, Commercial and Warehouse. Zoning is mixed in the this area ranging from Office to the north and east to Commercial and Industrial along the railroad right-of-way. C. ENGINEERING UTILITY COMMENTS: PUBLIC WORKS COMMENTS: e A grading permit and development permit for special flood hazard area are required prior to construction. Minimum finish floor elevation of 257.0 required for new structure. o Stormwater detention ordinance applies to this property. • Drainage through site must be submitted for approval. The construction shall conform to City standards. Submit preliminary plans prior to construction permit application with all relevant drainage and construction details. s Unless otherwise advised by the City Attorney the project requires sidewalks on frontage designed to ADA standards. The Bike path shown may be determined to provide this pedestrian access. However, this Bike path is not required by Public Works, is not shown in the right-of- way, and there does not exist a mechanism for in -lieu fees for sidewalk portion of a Bike path. * Submit plans for construction of the private street (Jessie Road) to be reconstructed to commercial street standards with sidewalks as required by Ordinance or seek a waiver. A concrete apron will be required at Riverfront Drive. Utilities: Sewer/exist 10" and 27" line available, contact Wastewater. Water/A main extension will be required. Fire Department will evaluate the site to determine whether additional public and/or private fire hydrants will be required. Southwestern Bell Telephone/approved as submitted. CATA - No response D. ISSUES/LEGAL/TECHNICAL/DESIGN: • Who will maintain joint sidewalk/bike path on private property? February 20, 1997 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1041-A • Mini -storage units are not to be used as facilities to house other business operations. • Add a vicinity map to the site plan exhibit. • Will there be a plat with this on a separate lot? • Detail on plan areas for landscaping. • Fully dimension all physical improvements. ■ Parking lot and landscape area south of Jessie Road to remain for this buildings use. Landscane: The proposed buffer along Riverfront Dr. meets the 30 feet required by ordinance when averaged out. However, one corner of the proposed parking lot allows for a width of only 15 feet. A building landscape strip of three feet in width is required between the public parking area and building. Some flexibility with this requirement is allowed. Six percent of the interior of the proposed southern parking lot must be landscaped with interior islands. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. E. ANALYSIS• The right-of-way issue has been resolved. Staff is prepared to move ahead with the project. F. STAFF RECOMMENDATIONS: APPROVAL: Staff recommends approval of the revised site plan review subject to the conditions in this staff report and based on the exhibit dated January 14, 1997. SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) The staff presented its comments on the submittal, stating that there were too many issues unresolved and the drawing requires more information. The staff felt that it could not deal with the proposed building without knowing how much land is involved. Until such time as the City decides how much land will be turned back to this owner, the lot line on Riverfront Drive is unknown. A lengthy discussion was held on the subject of bringing all data and graphics up to date, by the Thursday, May 23 deadline. February 20, 1997 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1041-A Someone raised a question about the railroad ownership and their participation. It was staff position that the railroad must sign as a participant. A general discussion then involved the right- of-way and why the abandonment issue is before the Commission. Staff question about a need for a plat produced a response from the applicant that a plat would not be done, this will be one lot. Richard wood noted for the record that a variance will be required if this is all considered one lot, the depth of the lot east/west requires a 40 foot buffer along Riverfront Drive. The present plan cannot handle that. A brief discussion involved sidewalk and the proposed jogging trail that Parks Department is developing. No resolution was gained at the approach to in -lieu or building it. The applicant then accepted the Committee request that the requirements noted be dealt with by next Thursday, May 23, 1996. The item was forwarded to the full Commission for consideration. SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996) This applicant responded to the many unresolved issues by requesting in writing a deferral of the application to July 18th and the Subdivision Committee on June 27th. PLANNING COMMISSION ACTION: (JUNE 6, 1996) As requested by the applicant in writing, a deferral of this item was determined to be in order. The Commission placed this item on the Consent Agenda for deferral to July 18, 1996. A motion to that effect was made and passed by a vote of 10 ayes, 0 nays and 1 absent. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) There was no discussion of this item at the Subdivision Committee meeting in as much as the applicant had not made contact with staff concerning resolution of the street abandonment or the site plan review. The Staff and Committee would suggest that the item be carried forward at least one additional review period which would place the item before the Commission on August 29, 1996. February 20, 1997 SUBDIVISION ITEM NO.: A Cont. FILE NO.: 5-1041-A PLANNING COMMISSION ACTION: (JULY 18, 1996) The Staff offered the applicant's request for deferral to the Planning Commission on August 29, 1996. After a brief discussion, the Commission determined it appropriate to place this item on the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996) There was no committee discussion on this item. The applicant is still working to resolve the companion Riverfront Drive right-of- way abandonment (G-23-245-A). This item is to deferred until the October 10, 1996 Planning Commission meeting. PLANNING COMMISSION ACTION: (AUGUST 29, 1996) The Staff relayed the applicant's request for deferral to the Planning Commission on October 10, 1996. This item was included as part of the Consent Agenda for deferral. A motion to approve the Consent Agenda for deferral. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) A revised project was shown consisting of a two story office building with 11 spaces adjacent to the building and an additional 50 south of Jessie Road. It appears that all issues to resolve the companion Riverfront Drive right-of-way abandonment (G-23-245-A) have been solved. The item is to be forwarded to the Planning Commission for consideration. The project has no additional deferrals to use. PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) The Planning Commission denied the companion road right-of-way abandonment (G-23-245-A). Mr. Jones suggested that this item (S-1041-A) be deferred until the Board of Directors hears item (G-23-245-A). February 20, 1997 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S--1041-. A motion to defer this item until the Planning Commission meeting of November 21, 1996 passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) This item was included in the Consent Deferral agenda to the January 9, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 1997) This item was included in the Consent Deferral Agenda and scheduled for the February 20, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 10 ayes, 0 nays and 2 absent. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) The project architect displayed a revised site plan dated January 14, 1997. A combination bike path/sidewalk was added and the south parking lot was altered. The item is to be forwarded to the Planning Commission for consideration at the February 20, 1997. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) This item was included in the Consent Approval Agenda. The approval is subject to staff conditions. A motion to approve the Consent Agenda passed with 11 ayes, 0 nays and 0 absent.