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Home My WebLink AboutS-1176-A Staff AnalysisMarch 4, 1999 ITEM NO.: 11 NAME: Gill - Revised Subdivision Site Plan LOCATION: 301 Gill Street DEVELOPER: ENGINEER: FILE NO.: 5-1176-A William Ketcher Hoch Associates 301 Gill Street 809 S. Calhoun Street, Ste. 500 Little Rock, AR 72203 Fort Wayne, IN 46802 AREA: 4.38 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: I-3 ALLOWED USES: Industrial PROPOSED USE: Comcast substation and miniwarehouses VARIANCES/WAIVERS REQUESTED: 1.Variance for reduced side yard setbacks (north and south property lines) for Phase II. 2. Deferral of Gill Street improvements adjacent to Phase II 3.Waiver of Battery Street improvements. BACKGROUND: The Planning Commission approved a site plan for this property on February 19, 1998. The approved site plan included seven (7) one-story miniwarehouse buildings to be constructed in two phases. The site plan was approved with reduced side yard setbacks with the following conditions: 1. Compliance with the Public Works, Utility, Fire Department and Landscape Comments. 2. Hours of operation for the miniwarehouse operation: 7:00 a.m. to 7:00 p.m., daily. 3. The roofs of the structures were to be of nonreflective colored metal. March 4, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1176-A 4.The ends of the buildings were to be of split -face block. 5. A wood fence was to be constructed across the front (Gill Street) property line. A. PROPOSAL/REQUEST: The applicant is proposing to subdivide the 4.38 acre property into two (2) lots and is proposing a new site plan for the south lot as Phase I. The applicant is proposing to retain the site plan for three (3) of the miniwarehouse buildings on the north lot as previously approved. This north lot will be developed as Phase II. The new site plan proposed for the southern lot includes a 3,548 square foot building with a 2,240 square foot future expansion and a paved parking area for 9 vehicles. This proposed building will serve as a substation for Comcast Cablevision, to include an office and equipment storage. The proposed building will be approximately 18 feet in height and be constructed of grey split -face block. There will be a concrete equipment pad next to the building to support a self-contained generator and cooling condensers. There will also be twelve satellite dishes located along the north and east sides of the building. The substation site will be enclosed by an eight foot chain link security fence. Phase II of the site plan will include construction of the three northernmost miniwarehouse buildings as previously approved for this site. The applicant is requesting a variance for reduced side yard setbacks as before. The required side yard setback for I-3 zoning is 30 feet. The applicant is proposing a 15 foot setback from the north property line and a 26 foot setback from the south property line. This phase will comply with the conditions as noted in the "Background" paragraph. The applicant is also requesting a deferral of a portion of the Gill Street improvements and a waiver of the Battery Street improvements. The applicant has noted that the Gill Street improvements adjacent to Phase I will be constructed with Phase I development. The applicant is requesting a deferral of the Gill Street improvements adjacent to Phase II until Phase II development or five (5) years whichever occurs first. Right-of-way will be dedicated for Gill Street and Battery Street. B. EXISTING CONDITIONS: The site is currently fenced and vacant. Any trees that may have existed on the site have been removed. K March 4, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1176-A The property immediately north is occupied by a roofing company and is zoned I-3. The property immediately south is zoned PCD for a future miniwarehouse development and MF-24. The area to the east is zoned POD and site preparation work is being done for construction of a future school. There are single-family and multifamily residential uses to the west across Gill Street. C. NEIGHBORHOOD COMMENTS: Staff has received no public comment on this item, as of this writing. The Capitol View Stifft Station Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Gill and Battery Streets are commercial streets; 36 feet street width, and 5-foot sidewalks are required; dedication of right-of-way to 30 feet from centerline is required. (No traffic counts are available.) 2. Construct all street improvements with Phase I development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinances applies to this property. 5. Reconstruct and size existing box culvert under Battery Street. 6. Realign Battery Street with Gill Street. 7. Move sidewalk to right-of-way line. 8. Provide drainage easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main relocation required prior to start of construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A water main extension will be required to serve the mini -warehouse portion of the project. Fire Department: No Comment. County Planning: No Comment received. 3 March 4, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1176-A CATA: Approved as submitted, near Routes #1, #8 and #22. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment_ Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Screening will be required along the east and south property lines. It is suggested that evergreen trees be used along the south buffer area. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan on February 17, 1999. The revised plan addresses most of the concerns as raised by staff and the Subdivision Committee. The revised site plan shows nine (9) parking spaces as required by ordinance. The proposed Comcast building (Phase I) complies with the ordinance requirements for building setbacks and height. The applicant is requesting a deferral of the Gill Street improvements adjacent to Phase II until Phase II development or five (5) years, whichever occurs first. The applicant is also requesting a waiver of the Battery Street improvements. Public Works has indicated a recommendation of denial of the deferral and waiver requests. To staff's knowledge this is the main issue left to be resolved. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Phase II (miniwarehouse development) must comply with the conditions as previously approved and noted in the "Background" paragraph of this report. 4 March 4, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1176-A 3. Staff recommends approval of the variance for reduced side yard setbacks for Phase II. 4. Staff recommends denial of the requested deferral of Gill Street improvements and the requested waiver of Battery Street improvements. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) James Hoch and Dana Wannemacher were present, representing the application. Staff gave a brief description of the site plan. In response to questions from staff, the applicants noted that the building would be grey in color with a split -face block fagade. It was noted that there would be very little, if any signage. The applicants also noted that the office hours would be from 8:00 a.m. to 5:00 p.m., Monday through Friday and that there would be an occasional after hours visit by a service technician. The Public Works requirements were discussed. There was a lengthy discussion concerning the required street improvements to Battery Street and Gill Street. The applicants noted that a deferral would probably be requested for the Battery Street improvements and the Gill Street improvements adjacent to Phase II. The applicants also felt that the existing box culvert under Battery Street was not adjacent to this property, and that this would be clarified prior to the public hearing. The screening and landscape requirements was briefly discussed. It was noted that screening to the east and south would be needed. After the discussion, the Committee forwarded the application to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Public Works supported a deferral of street improvements to Gill Street, adjacent to Phase II, for two (2) years. Public Works also supported a deferral of sidewalk construction on the west 5 March 4, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1176-A side of Gill Street for five (5) years or until future development occurs. The applicant informed staff that the Battery Street improvements would be done with Phase I. Public Works noted that there were no drainage issues along the south property line. 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 9 ayes, 0 nays and 2 absent. 6