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Home My WebLink AboutS-1176-B-1 Staff AnalysisOctober 16, 2003 ITEM NO.: 4 FILE NO.: S-1176-B NAME: Gill Street Mini -warehouse Development Subdivision Site Plan Review LOCATION: 301 Gill Street DEVELOPER: Cantrell Bridge Self -storage 301 Gill Street Little Rock, AR 72205 FNC;INFFR- Summerline Associates, Inc 1609 South Broadway Little Rock, AR 72206 AREA: 3.0 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 1-2, Light Industrial 4 — Heights/Hillcrest 15 FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: Reduced setbacks for the north, south and east property lines. BACKGROUND: The Planning Commission approved a site plan for a mini -warehouse development for this property on February 19, 1998. The approved site plan included seven (7) one- story 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 mini -warehouse operation were from 7:00 am to 7:00 pm daily. October 16, 2003 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1176-B 3. The roofs of the structures were to be of non -reflective colored metal. 4. The ends of the buildings were to be split -face block. 5. A wood fence was to be constructed across the front (Gill Street) property line. On March 3, 1999, the applicant submitted a request to subdivide the 4.38-acre property into two (2) lots and proposed a new site plan for the south lot to be developed as Phase I and to retain the site plan for three (3) mini -warehouse buildings on the north lot to be developed as Phase 11. The approval included the development of Lot 1 with a 3,548 square foot building with a 2,240 square foot future expansion and a paved parking area for nine (9) vehicles. The proposed building was to serve as a substation for Comcast Cablevision, to include an office and equipment storage. The site was to include twelve (12) satellite dishes located along the north and east sides of the building. The substation site was to be enclosed with an eight (8) foot chain link security fence. This development has taken place. The Phase 11 portion of the development included construction of three (3) mini - warehouse buildings as was approved on the February 19, 1998 site plan. The applicant was approved reduced side yard setbacks (15-feet) along the north property line and a 26-foot setback from the south property line. The conditions of the previous approval continued to apply to the proposed development. The Board of Directors approved an ordinance deferring the Master Street Plan requirements for a period of two (2) years (Ordinance No. 17,975 dated April 6, 1999) or until Lot 2 of the Gill Street Subdivision developed. The street improvements have not been installed. The specific deferral was for pavement widening to 31-feet with sidewalk for Lot 2 frontage. A. PROPOSAL: The applicant proposes the placement of seven (7) buildings of temperature controlled mini -storage units on the site. The applicant has indicated there will be a total of 198 units. The applicant is also requesting reduced setbacks for the north, south and east property lines. B. EXISTING CONDITIONS: The site contains an existing industrial building adjacent to a railroad right-of- way. There is a private school located to the east of the site with a Planned Office Development zoning. The area to the west of the site is a high bluff with residential uses consisting of duplex and triplex housing. South of the site is a "Dish Farm" for Comcast Cablevision. North of the site is an industrial building; the user is unknown. Gill Street is an unimproved street with no sidewalk, curb or gutter and broken asphalt on the edges adjacent to the applicant's property. 2 October 16, 2003 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1176-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Capitol View Stifft Station Neighborhood Association along with all owners of property located within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: The proposed land use would classify Gill Street as a Commercial Street. A minimum dedication of right-of-way of 60 feet (entire street width) will be required. A reduced width is acceptable at the existing office building encroachment to the north. 2. Provide design of street conforming to the Master Street Plan. Construct full width street improvement to the street including 5-foot sidewalk with the planned development. 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways should be 250 feet center to center, and 125 feet from the property boundary. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing sewer main is locate type of permanent facility other than driveways existing sewer main. Contact the Little Rock additional details. EnterQy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. d on the site. No construction of any is to be located within five feet of the Wastewater Utility at 688-1414 for Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be 3 October 16, 2003 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S- required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Contact the Little Rock Department (Dennis Free) at 918-3752 for additional details concerning access and fire hydrant. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHN I CAL/DESIGN: Planning Division: No comment. Landscape: The plan submitted fails to provide for the six (6) foot nine (9) inch wide minimum landscape strip along the northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. George Cook was present representing the application. Staff presented an overview of the proposed development indicating the request was a Subdivision Site Plan review. Staff stated there were additional items needed to be shown on the proposed site plan including all building setback dimensions, all building separation dimensions and any proposed signage along with details (height/area/location). Public Works comments were addressed. Staff requested the applicant redesign the driveway locations. Staff stated one driveway 36-feet in width was more desirable than the proposed two locations. Staff stated Gill Street would be required to be constructed to Master Street Plan standards adjacent to the owner's property on both sides. 4 October 16, 2003 UBDIVISION ITEM NO.: 4 (Cont.) FILE_ NO_: S-1176-B Staff noted comments from the various other agencies indicating Mr. Cook should contact these individually for additional information. There was no further discussion of the item and 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 September 25, 2003 Subdivision Committee meeting. The applicant has not indicated all the proposed building setbacks on the site plan. The applicant has revised the site plan to include only one driveway location from Gill Street. The applicant is proposing the placement of a 36-foat drive in this location, the maximum allowed by ordinance. The proposed site plan indicates the site to be enclosed with an eight foot chain link fence. The site is zoned 1-2, Light Industrial and an eight foot fence is an allowable fence high for industrially zoned property. The applicant has indicated the buildings will be a maximum of ten feet and constructed of steel siding. Staff is not supportive of this design. The previous approval required the end of the buildings to be constructed of split face block. The buildings were oriented east and west while the proposal now places the buildings on a diagonal. Staff feels the requirement the ends be constructed of split face block should remain. The ends of the buildings will be oriented to Cantrell Road. The site is very visible from the roadway and consideration should be given to the' building material on the site. The applicant has not indicated non -reflective roofing material, which should also be considered. The site sits below a bluff with residential homes located on the bluff. Staff feels it important these homes not be subject to glare from the mini -warehouse development. The required setbacks for 1-2 zoned property are 50-foot front, 15-foot on each side and 25-foot on the rear. The applicant has indicated a 50-foot front yard setback and has not dimensioned the side and rear yard setbacks but they appear to sit on the property line. Staff is not supportive of the reduced setbacks. Staff feels even though the site abuts a railroad right-of-way the site is adjacent to the newly completed Cathedral School and redevelopment should be consistent with other redevelopment in the area. The applicant has not increased the buffer area required along the northern perimeter of the site. The ordinance requires a minimum of six feet nine inches along the northern perimeter of the site. Staff would recommend the applicant comply with the minimum ordinance requirement. Failure to provide the minimum landscape strip will require approval from the City Beautiful Commission. The applicant has indicated signage will comply with signage allowed in industrial zones. The signage allowed would be 30 feet in height and 72 square feet in area. The applicant has indicated the days and hours of operation to be from 7:00 am to 7:00 pm seven days per week. 5 October 16, 2003 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1176-B Although staff is supportive of the proposed use of the property staff is not supportive of the proposed design. Staff feels since the site is visible from the newly constructed Cathedral School and the Cantrell Road overpass the site should be designed to be aesthetically pleasing. Staff feels the applicant should construct the ends of the buildings of split face block and the roof material be constructed of a non -reflective material. Staff also feels the applicant should provide the required landscaping along the northern perimeter of the site. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Paul Davenport was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the application as filed. Staff stated the developer had not indicated if one-half street improvements would be made to Gill Street and asked for clarification of the developer's intentions. Mr. Davenport stated the developer was willing to construct full street improvements if required by the city for approval. Chairman Nunnley questioned the developer if he was willing to construct the buildings as presented by Staff; non -reflective roof materials and split face block on the ends of the buildings. Mr. Davenport stated the developer was willing to construct the buildings as presented by staff. There was a general discussion concerning the setback issue related to the project. Staff indicated the southern most building could be "flipped" to the western property line to minimize staff's concern. Mr. Davenport stated the relocation of the building would not be a problem. Staff stated the developer did not meet the required Landscape Ordinance requirement along the northern boundary. Staff suggested the applicant work with staff to resolve this issue and if the buildings were not adjusted to increase the landscape strip along the northern perimeter then the applicant would be required to submit an application to the City Beautiful Commission for approval. A motion was made to approve the request as amended. The motion carried by a vote of 8 ayes, 1 noe and 2 absent. n City of Little Rock Department of Planning and Develops lent Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 October 20, 2003 Mr. George Cook Cantrell Bridge Self -Storage 301 Gill Street Little Rock, AR 72206 Re: Gill Street Mini -warehouse Development Subdivision Site Plan Review (5-1176-B), located at 301 Gill Street Dear Mr. Cook: This is to advise you that in connection with your application Case No. S-1176-B the following action was taken by the Planning Commission at its meeting on October 16, 2003: X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: Please submit three copies of the approved site plan to staff to include all additions and revision. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator George L. Cook 2501 E-201 Riverfront Dr. Little Rock, Arkansas 72202 Phone: 666.7747 FAX 666.1776 Cell 944.4747 October 1, 2003 City of Little Rock Department of Planning and Development 723 West Markham Little Rock, Arkansas 72201-1334 FILE NO: S1176-B NAME; GM Street Mini -warehouse Development Subdivision Site Plan Review LOCATION: 301 Gill Street Responses to Planning Staff Comments 1. American Abstract FAX and certified mail lift 2: 10'0" 3. Steel Siding 4. On site plan 5. On site plan 6. Every day 7:00 am to 7:00 pm 7. On site plan 8. Submit with plans for bailding,.permit 9. No 10.On site plan 11.On site plan 12.On site plan Hadditional information is needed please contact me. Sincere , George L. Cook . "I * I ' U_ t" t4lk-.) ITEM 4 FILE NO.: S-1176-B NAME: Gill Street Mini -warehouse Development Subdivision Site Plan Review -!� LOCATION: 301 Gill Street Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the maximum building height on the proposed site plan. 3. Provide the building materials and the roof material on the proposed site plan. The previous approval included the development to be constructed of non -reflective roofing materials and the ends of the buildings to be constructed of split face block. 4. Provide all building setbacks from property lines and the building separation internally. 5. Is there a dumpster proposed on the site? If so indicated the location on the proposed site plan along with the required screening. (At least two feet above the finished height of the dumpster on three sides.) 6. Provide the days and hours of operation. '1I Provide the details of any proposed signage (location/height/area). 8. Any additional site lighting must be low level and directional, directed away from residentially zoned properties. 9. Will the development be constructed in phases? If so indicate the phasing plan on the proposed site plan. -t;Z-10. Will the development be gated? If so indicate the location of the gates along with the proper turn -around. 11. Label all easements on the proposed site plan. 12. Provide the location of the right-of-way on the proposed site plan. Variance/Waivers:, 1. Fence height variance (request 8-foot chain link). Public Works: 1. The proposed land use would classify Gill Street as a Commercial Street. A minimum dedication of right-of-way of 60' (entire street width) will be required. A reduced width is acceptable at the existing office building encroachment to the north. 2. Provide design of street conforming to the Master Street Plan. Construct full width street improvement to the street including 5-foot sidewalk with the planned utt_ �, rk�_et� bo tk�, development. 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways should be 250 feet center to center, and 125' from the property boundary. The width of driveway must not exceed 36 feet. Utilities and Fire Department/County Planning: Wastewater: An existing sewer main is located on the site. No construction of any type of permanent facility other than driveways is to be located within five feet of the existing sewer main. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Contact the Little Rock Department (Dennis Free) at 918-3752 for additional details concerning access and fire hydrant. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: The plan submitted fails to provide for the six (6) foot nine (9) inch wide minimum landscape strip along the northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit,' it will, be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 1, 2003. City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 ' Fax: (501) 399-3435 or 371-6863 Subdivision DATE: September 9, 2003 ❑ ENTERGY (2) ❑ ARKLA ❑ Southwestern Bell Telephone (2) ❑ Central Arkansas Water ❑ Little Rock Wastewater ❑ Pulaski County Planning -❑ ` Little Rock Fire Department NAME: Gill Street Mini -Warehouse Development Subdivision Site Plan Review TYPE OF ISSUE: Subdivision Site Plan Review —198 Self - storage units, temperature controlled FILE NUMBER: S-1176-B LOCATION: 301 Gill Street Cl Public Works: Engineering, Traffic (2) ❑ Parks and Recreation Department ❑ Planning and Development — Site Plan Review Cl Planning and Development Graphics ❑ CATA TO WHO IT MAY CONCERN: On October 16.2003 the Little Rock Planning Commission will consider the above referenced issue. NOTE: The Interdepartmental Meeting at which this issue will be discussed will be held on September 19, 2003. NOTE: The Subdivision Committee Meeting at which this issue will be discussed will be held on September 25 2003. A copy of the plan for the referenced issue is enclosed for your consideration, and your comments and/or recommendations will be appreciated. Sin rely, Donna es Subdivision Administrator (371-6821) (Please respond below and return this letter with your comments for our records.) Approved as Submitted. PLEASE RETURN COMMENTS BY September 22, 2003. Easement (s) required (See attached plat or description.) *To all utilities: If an easement is requested which is in excess of 10 feet in width, provide justification for the easement or the request will not be included in the Planning Commission agenda. Comments: By: E nc l sure