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HomeMy WebLinkAboutS-1364 Staff AnalysisDecember 19, 2002 ITEM NO.: 3 FILE NO.: S-1364 NAME: Lawson Road Mini -storage Subdivision Site Plan Review LOCATION: 15700 Lawson Road DEVELOPER: Rick Millerick 15401 Woodstone Drive Roland, AR 72135 AREA: 2.01 Acres NUMBER OF LOTS: 1 CURRENT ZONING: 1-3, Industrial district ALLOWED USES: Industrial PLANNING DISTRICT: 18 CENSUS TRACT: 42.10 ENGINEER: Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: Deferral of the hard surface parking area until Phase II develops. A. PROPOSAL/REQUEST: The site is currently zoned 1-3 and located in front of the "old rock plant". The applicant proposes to construct two (2) single -story mini -warehouse buildings and a single -story security office/resident managers unit (maximum height 20-feet) on the site immediately and five (5) mini -warehouse buildings in the future. The applicant proposes all the mini -storage units to be constructed of non -reflective colors and the maximum building height of nine (9) feet. December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.1 FILE NO.: S-1364 The applicant is proposing gravel drives and parking areas with Phase I. The applicant has requested a deferral of the hard -surface parking area and has indicated the hard -surface parking area would be constructed with Phase II. The proposed site plan indicated dedication of right-of-way as required per the Master Street Plan. The applicant is proposing the placement of landscaping along the road right-of-way and the eastern and western property lines as required by the ordinance. The applicant proposes the placement of a single ground mounted sign to be located along the western property line within the landscaped area. The sign will be a maximum of 12-feet in height and 32 square feet in area. The applicant proposes one (1) employee, who will live on site. The applicant proposes the days and hours of operation to be seven (7) days per week and from 8:00 am to 6:00 pm. B. EXISTING CONDITIONS: The site is a vacant site with dirt work in process. The site is a former quarry with the -bluff being to the north of the site. Other uses in the immediate area include a concrete plant, welding and a storage site. The site is surrounded with a six (6) foot chain link fence with barbed wire located on the top. The area is primarily undeveloped and very rural. There is a large tract of 0-2 zoned vacant property located to the west of the site and small piece of 1-1 zoned property located to the east of the site. Near the site is the Crystal Hill Church located on the east side of Crystal Valley Road and the Church's Family Life Center located on the west side of Crystal Valley Road. There is also a general office located on 0-3 zoned property located near the intersections of Lawson Road and Crystal Valley Road. Lawson Road is an unimproved two lane roadway with open ditches for drainage and no sidewalk. C. NEIGHBORHOOD COMMENTS: All property owners within 200-feet of the site were notified of the Public Hearing. There is not an active neighborhood association near the site. As of this writing, staff has not received any comment from area residents. 2 December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) _ FILE NO,: S-1364 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from the centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside service boundary. No comment. ENTERGY: No comment received. Center -Point Energy: No comment received. Southwestern Bell: No comment received. Central Arkansas Water: The Fire Department having jurisdiction 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. Fire Department: Place fire hydrants per code. If the developer installs a gated entrance, the gate must maintain a 20-foot opening. Contact the Little Rock Fire Department at 918-3752 for additional details. _County PlanningL County Staff requires submission of a plat that has a surveyor and an engineering stamp that shows all standard information, a Bill of Assurance and a summary of the development plan. If the engineer/surveyor needs a copy of the County Rules and Regulations contact Pulaski County Planning Staff at 340-8267. CATA:Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: A twenty-three (23) foot wide on -site street buffer is required along Lawson Road. Additionally, a nine (9) foot wide landscape strip will be required along the eastern and western perimeters of the site for the first fifty (50) feet from the right-of-way of Lawson Road. 3 December 19, 2002 SUBDIVISION ITEM NO.: G. SUBDIVISION COMMITTEE COMMENT FILE NO.: S-1364 (November 21, 2002) Mr. Rick Millerick was present representing the application. Mr. Jim Narey, Director of Planning Pulaski County, and Ms. Lou Dreher, Project Coordinator Pulaski County, were in attendance to discuss the County comments related to the proposed development. Staff gave a brief overview of the proposed development and indicated there were additional items needed on the proposed site plan. Staff stated the requested waiver of right-of-way dedication would not be supported and suggested the applicant rethink his request. Staff stated the request for a deferral of the hard surface parking area was a feasible request. Staff stated the fencing was currently located within the right-of-way and a franchise agreement would be required to allow the fence to remain in its current location. The applicant stated his intention was to replace the fence, at which time, the fence would be relocated outside the right-of-way. Staff requested the days and hours of operation be indicated on the site plan. Staff stated if the applicant intended to utilize an on -site dumpster it would be necessary to locate the dumpster on the site plan along with the required screening. Staff stated a phasing plan was needed on the site plan to indicate at which point the future buildings would be added to the site. Mr. Narey addressed the County comments stating the County would require the site to be platted. He stated Staff would work with the applicant to address all the relevant information needed on the plat. He stated the County would require a registered surveyor or engineer stamp for final approval. Landscaping comments were addressed. Staff stated the street buffer should be twenty-three (23) feet. Staff questioned if the units would be double or single loaded units. Staff stated if the units were single loaded then the driveway adjacent to Lawson Road could be removed. The applicant stated the units would be double loaded and the driveway adjacent to Lawson Road was necessary to access the units. Staff stated a nine (9) foot wide landscape strip would be required along the eastern and western perimeters of the site for the first fifty (50) feet from the new right-of-way line for Lawson Road. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. rd December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.)_ _ _FILE NO,: S-1364 H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has indicated the new right-of-way line for Lawson Road on the proposed site plan along with the required dedication of right-of-way The applicant proposes the placement of two rows of mini -warehouse buildings, both double loading in Phase I along with an office/resident managers building. The site will be gated with a single access from Lawson Road. The gate will maintain the requested 20-foot opening of the Little Rock Fire Department. The second phase will include the construction of five (5) additional buildings. All buildings will be constructed with non -reflective metal roofs. The applicant proposes the maximum building height of the office/residence to be 20-feet. The applicant has proposed landscaping adjacent to Lawson Road somewhat consistent with the ordinance requirement. The applicant has indicated a landscape strip of 15 feet in which the applicant has proposed the placement of crape myrtles and shrubs. The applicant has also proposed the placement of a nine -foot strip along the eastern and western perimeters of the site for the first 50 feet as required by the ordinance. Staff is supportive of the landscaping plan for the site. The signage proposed, four (4) foot by eight (8) foot and a maximum of twelve (12) feet in height is consistent with signage allowable in industrial zones. Staff is supportive of the placement of the proposed signage in the front landscaped area along the western property line. The applicant is also proposing a six (6) foot wooden fence along the east and west property lines with a six (6) foot black chain link fence along the road right- of-way. The proposed fencing is consistent with fencing allowed per the zoning ordinance for industrial zones. Staff is supportive of the requested Subdivision Site Plan Review. The proposed development is a multiple building site plan review, a technical review, in which the applicant has met most of the requirements of the Ordinance. The applicant is however, requesting a deferral of the hard -surface parking and driveway lanes until Phase II develops. The applicant has indicated the paving will be disturbed when Phase II is developed and is requesting to be allowed to install all paving at one time. Staff feels this is a reasonable request. The applicant has indicated Phase II will be in the near future therefore; the paving will not be deferred for an 5 December 19, 2002 SUBDIVISION ITEM NO.: 3(Cont.) FILE NO.: S-1364 indefinite period of time. Staff feels a two (2) year deferral, or until such a time that Phase II develops, is a reasonable amount of time for the paving of the drive lanes and parking areas. The applicant is continuing to work with County Planning to resolve the County comments in Section E of this report. The applicant has satisfied the City's requirements and should be allowed to proceed with the Public Hearing of his request. Staff feels this is an acceptable request but Staff recommends the applicant not be allowed zoning clearance to begin construction until he has secured an approval letter from County Planning. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan review subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. The applicant will not be given zoning clearance to begin construction until the applicant has secured all necessary approvals from County Planning. Staff recommends approval of the deferral of the hard surface parking area for two (2) years or until such time as Phase II develops, whichever occurs first. C. December 19, 2002 ITEM NO.: 3 FILE NO.: S-1364 NAME: Lawson Road Mini -storage Subdivision Site Plan Review LOCATION: 15700 Lawson Road DEVELOPER: Rick Millerick 15401 Woodstone Drive Roland, AR 72135 AREA: 2.01 Acres CURRENT ZONING NUMBER OF LOTS: 1 1-3, Industrial district ALLOWED USES: Industrial PLANNING DISTRICT: 18 CENSUS TRACT: 42.10 ENGINEER - Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: Deferral of the hard surface parking area until Phase II develops. A. PROPOSAL/REQUEST: The site is currently zoned 1-3 and located in front of the "old rock plant". The applicant proposes to construct two (2) single -story mini -warehouse buildings and a single -story security office/resident managers unit (maximum height 20-feet) on the site immediately and five (5) mini -warehouse buildings in the future. The applicant proposes all the mini -storage units to be constructed of non -reflective colors and the maximum building height of nine (9) feet. December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1364 The applicant is proposing gravel drives and parking areas with Phase I. The applicant has requested a deferral of the hard -surface parking area and has indicated the hard -surface parking area would be constructed with Phase II. The proposed site plan indicated dedication of right-of-way as required per the Master Street Plan. The applicant is proposing the placement of landscaping along the road right-of-way and the eastern and western property lines as required by the ordinance. The applicant proposes the placement of a single ground mounted sign to be located along the western property line within the landscaped area. The sign will be a maximum of 12-feet in height and 32 square feet in area. The applicant proposes one (1) employee, who will live on site. The applicant proposes the days and hours of operation to be seven (7) days per week and from 8:00 am to 6:00 pm. B. EXISTING CONDITIONS: The site is a vacant site with dirt work in process. The site is a former quarry with the bluff being to the north of the site. Other uses in the immediate area include a concrete plant, welding and a storage site. The site is surrounded with a six (6) foot chain link fence with barbed wire located on the top. The area is primarily undeveloped and very rural. There is a large tract of 0-2 zoned vacant property located to the west of the site and small piece of 1-1 zoned property located to the east of the site. Near the site is the Crystal Hill Church located on the east side of Crystal Valley Road and the Church's Family Life Center located on the west side of Crystal Valley Road. There is also a general office located on 0-3 zoned property located near the intersections of Lawson Road and Crystal Valley Road. Lawson Road is an unimproved two lane roadway with open ditches for drainage and no sidewalk. C. NEIGHBORHOOD COMMENTS: All property owners within 200-feet of the site were notified of the Public Hearing. There is not an active neighborhood association near the site. As of this writing, staff has not received any comment from area residents. 2 December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1364 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from the centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside service boundary. No comment. ENTERGY: No comment received. Center -Point Energy: No comment received. Southwestern Bell: No comment received. Central Arkansas Water: The Fire Department having jurisdiction 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. Fire Department: Place fire hydrants per code. If the developer installs a gated entrance, the gate must maintain a 20-foot opening. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: County Staff requires submission of a plat that has a surveyor and an engineering stamp that shows all standard information, a Bill of Assurance and a summary of the development plan. If the engineer/surveyor needs a copy of the County Rules and Regulations contact Pulaski County Planning Staff at 340-8267. CATA:Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: A twenty-three (23) foot wide on -site street buffer is required along Lawson Road. Additionally, a nine (9) foot wide landscape strip will be required along the eastern and western perimeters of the site for the first fifty (50) feet from the right-of-way of Lawson Road. 3 December 19, 2002 SUBDIVISION ITEM NO.: 3_ Cont.) FILE NO.: S-1364 G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Mr. Rick Millerick was present representing the application. Mr. Jim Narey, Director of Planning Pulaski County, and Ms. Lou Dreher, Project Coordinator Pulaski County, were in attendance to discuss the County comments related to the proposed development. Staff gave a brief overview of the proposed development and indicated there were additional items needed on the proposed site plan. Staff stated the requested waiver of right-of-way dedication would not be supported and suggested the applicant rethink his request. Staff stated the request for a deferral of the hard surface parking area was a feasible request. Staff stated the fencing was currently located within the right-of-way and a franchise agreement would be required to allow the fence to remain in its current location. The applicant stated his intention was to replace the fence, at which time, the fence would be relocated outside the right-of-way. Staff requested the days and hours of operation be indicated on the site plan. Staff stated if the applicant intended to utilize an on -site dumpster it would be necessary to locate the dumpster on the site plan along with the required screening. Staff stated a phasing plan was needed on the site plan to indicate at which point the future buildings would be added to the site. Mr. Narey addressed the County comments stating the County would require the site to be platted. He stated Staff would work with the applicant to address all the relevant information needed on the plat. He stated the County would require a registered surveyor or engineer stamp for final approval. Landscaping comments were addressed. Staff stated the street buffer should be twenty-three (23) feet. Staff questioned if the units would be double or single loaded units. Staff stated if the units were single loaded then the driveway adjacent to Lawson Road could be removed. The applicant stated the units would be double loaded and the driveway adjacent to Lawson Road was necessary to access the units. Staff stated a nine (9) foot wide landscape strip would be required along the eastern and western perimeters of the site for the first fifty (50) feet from the new right-of-way line for Lawson Road. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. 4 December 19, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1364 H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has indicated the new right-of-way line for Lawson Road on the proposed site plan along with the required dedication of right-of-way The applicant proposes the placement of two rows of mini -warehouse buildings, both double loading in Phase I along with an office/resident managers building. The site will be gated with a single access from Lawson Road. The gate will maintain the requested 20-foot opening of the Little Rock Fire Department. The second phase will include the construction of five (5) additional buildings. All buildings will be constructed with non -reflective metal roofs. The applicant proposes the maximum building height of the office/residence to be 20-feet. The applicant has proposed landscaping adjacent to Lawson Road somewhat consistent with the ordinance requirement. The applicant has indicated a landscape strip of 15 feet in which the applicant has proposed the placement of crape myrtles and shrubs. The applicant has also proposed the placement of a nine -foot strip along the eastern and western perimeters of the site for the first 50 feet as required by the ordinance. Staff is supportive of the landscaping plan for the site. The signage proposed, four (4) foot by eight (8) foot and a maximum of twelve (12) feet in height is consistent with signage allowable in industrial zones. Staff is supportive of the placement of the proposed signage in the front landscaped area along the western property line. The applicant is also proposing a six (6) foot wooden fence along the east and west property lines with a six (6) foot black chain link fence along the road right- of-way. The proposed fencing is consistent with fencing allowed per the zoning ordinance for industrial zones. Staff is supportive of the requested Subdivision Site Plan Review. The proposed development is a multiple building site plan review, a technical review, in which the applicant has met most of the requirements of the Ordinance. The applicant is however, requesting a deferral of the hard -surface parking and driveway lanes until Phase II develops. The applicant has indicated the paving will be disturbed when Phase II is developed and is requesting to be allowed to install all paving at one time. Staff feels this is a reasonable request. The applicant has indicated Phase II will be in the near future therefore; the paving will not be deferred for an 5 December 19, 2002 SUBDIVISION ITEM NO.: 3 FILE N indefinite period of time. Staff feels a two (2) year deferral, or until such a time that Phase II develops, is a reasonable amount of time for the paving of the drive lanes and parking areas. The applicant is continuing to work with County Planning to resolve the County comments in Section E of this report. The applicant has satisfied the City's requirements and should be allowed to proceed with the Public Hearing of his request. Staff feels this is an acceptable request but Staff recommends the applicant not be allowed zoning clearance to begin construction until he has secured an approval letter from County Planning. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan review subject to compliance with the conditions. outlined in paragraphs D, E, F and H of this report. The applicant will not be given zoning clearance to begin construction until the applicant has secured all necessary approvals from County Planning. Staff recommends approval of the deferral of the hard surface parking area for two (2) years or until such time as Phase II develops, whichever occurs first. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was present. There were no objectors present. Staff stated the applicant was continuing to work with the County Staff to resolve the issues indicated in paragraph E of the above Staff Report. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff stated the proposed development complied with the minimum requirements of the Subdivision Ordinance for a multiple building site plan review. Staff presented a recommendation of approval of the request for Lawson Road Mini -storage Site Plan Review subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff stated the applicant was requesting a deferral of the hard surface parking area for two years or until Phase II developed. Staff stated they also recommended approval of the request for a deferral of the hard surface parking area for two (2) years or until such time as Phase II develops, whichever occurs first. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0