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HomeMy WebLinkAboutS-1386 Staff AnalysisSubdivision Committee Comments ITEM NO.: 7 NAME: Cotton Subdivision Site Plan Review LOCATION: 7724 Arch Street Planning Staff Comments: May 22, 2003 FILE NO.: S- 1386 1. Provide notification of property owners located within 200-feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Move the north building north to within 10-feet of the property line and make the building a single side loaded building (from the inside of the development). The rear of the building will act as the required screening to the north of the site. 3. Adjust the driveway width to 25-feet each. This will allow for additional maneuverability within the site. 4. Shorten all rows of buildings to allow a 25-foot rear yard setback. 5. Will there be any storage of outdoor items such as boats, RV's or automobiles? If so indicate location on the site plan. 6. Provide details of the building construction materials including roof materials and building height. 7. Provide a paving plan. Staff would recommend paving be completed with each phase of building construction. 8. Provide details of any proposed fencing including material and height. 9. Is there any signage proposed as a part of the development? If so indicate the location on the site plan along with details (height/area). 10. Provide the days and hours of operation of the proposed development. 11. Will there be an office located on the site? Will there be an on -site manager for the development. How will rentals be handled? 12. Any additional site lighting must be low level and directional, directed inward, away from residentially zoned properties. Variance/Waivers: 1. Deferral of the hard surface parking material requirement. Public Works: 1. The proposed 25-foot right-of-way dedication for Arch Street Pike is acceptable. 2. The driveway entrance should be reconfigured to meet Arch Street Pike with 14- LS' degree +/- of a 90 degree angle. The width should be increased to 26-feet to provide two way traffic. 3. All driveways shall be concrete aprons per City Ordinance. 4. Provide design and construct street conforming to the Master Street Plan or obtain a waiver from the Board of Directors. (Note: The property is not located within the corporate limits.) > ] _ � ) $0.) Lj Utilities and Fire Department/County Planning: 54_]Q"-Lk Loc'.,,,� Wastewater: Outside service boundary, no comment. Entergy: No comment received. Center -Point Energy: Approved as submitted SBC: Approved as submitted. Central Arkansas Water: On -site fire protection may be required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required, they will be installed at the Developer's expense. All Central Arkansas water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Contact the Little Rock Fire Department at 918-3752 for details concerning turning radius around buildings. Place fire hydrants per code. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: An on -site street buffer twenty-six (26) feet in width is required along Arch Street. The plan submitted does not allow for the required nine (9) foot wide landscape strip around the perimeter of the proposed vehicular use areas required by the Landscape Ordinance. Revised plat/plan_ Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, May 28, 2003. blLuJi-.9VJ Little Rock, Planning Commission 2 May 2003 Little Rock, Arkansas RE: Responses to Subdivision Committee Comments on Cotton Mini - Storage Site Plan Planning Staff Comments: 1. Property owners within 200 feet of the proposed development have been notified and the certified abstract list with affidavit excecuted and proof of mailing will be provided on 28 May 2003. 2. The site plan has been revised to move the north building north to 10 feet from the property line to provide screening to the north of the site. Also loading will be made from inside the development. 3. The driveway width has been revised to 25 feet between each row of buildings. 4. The site plan has been revised to allow a 25 foot rear yard setback. 5. Storage of outdoor items such as boats, RV's or Automobiles is not anticipated. 6. The units will be constructed of pre-engineered buildings to meet the local building codes and will have metal framing, roofing and exterior, and will not exceed 12 feet in height. 7. Asphalt paving will be completed as each row of units is constructed. 8. Proposed fencing is shown on the site plan. The fencing will be chain link 6 feet in height. 9. The proposed signage will be attached to the Arch Street side of the units. 10. The hours of operation could vary, but initially the hours will be 6:00 am to 6:00 pm. 11. There will be an on -site manager and the office is shown on the site plan. 12. Site lighting will be low level, directional, directed inward, and away from residents. Variance/Waivers: 1. Parking will be hard surfaced as noted in response to comment 7. Public Works: 1. No response required 2. The site plan has been reconfigured to meet 15 degree angle with Arch Street and provide 26 foot two way traffic. 3. Driveway from Arch Street will be concrete. / Will ask for waiver for requirement to construct street conforming to Master Street L� Plan. Utilities and Fire Department/Sunty Planning: Wastewater: No response required Entergy: No response required Center -point Energy: No response required SBC: No response required Central Arkansas Water: The Arch Street Fire Dept was contacted and they do not require on -site fire protection or additional fire hydrants since one is located within 100 feet from the development and another approximately 200 feet from the development. Fire Department: Site plan has been revised to comply with turning radius around buildings. County Planning: No response required CATA: No response required Planning Division: No response required �, Landscape: Building set back is 40 feet which is more than the 26 feet buffer required (( •)-along Arch Street. June 12, 2003 ITEM NO.: NAME: Cotton Subdivision Site Plan Review LOCATION: 7724 Arch Street DEVELOPER: MIL Cotton 2912 Christopher Hensley, AR 72065 ENGINEER: Edward Lofton 15415 Oakcrest Lane Little Rock, AR 72206 FILE NO.: S- 1386 AREA: 1.41 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: Not zoned. (Outside the City Limits in the area in which there is subdivision jurisdiction only.) PLANNING DISTRICT: 14 — 65th Street East CENSUS TRACT: 40.01 VARIANCES/WAIVERS REQUESTED: 1. Waiver of Master Street Plan requirements to Arch Street ('/2 street construction). A. PROPOSAL: The applicant proposes to place a mini -warehouse development on this site located outside the city limits but in an area in which the city exercised subdivision control. The request is for a multiple building site plan review to place three rows of buildings on the site, which currently contains an existing single -wide manufactured home. The applicant is proposing the development is phases with 2000 square feet of warehouse to be constructed in the first phase. Additional phases will be constructed based on need for warehouse in the area. When the development is complete the applicant proposes approximately 18,700 square feet of mini -warehouse storage. The applicant has indicated the existing manufactured home will be removed when the southern two rows June 12, 2003 SUBDIVISION ITEM NO.: 7 can't. FILE NO.: S- 1386 of warehouse are added. The applicant is requesting a phasing plan with regard to the hard surface drives and parking. The applicant is requesting a waiver of Master Street Plan requirements to Arch Street with regard to Y2 street improvements. B. EXISTING CONDITIONS: The rear of the site has recently been cleared and is gently sloping to the west. There is a main line of the Union Pacific Railroad located on the western property line. To the north of the site is vacant and wooded and to the south of the site is a rather large salvage yard. The area contains a mix of residential and non-residential uses included homes both stick built and manufactured. The non-residential uses include a liquor store, automotive repair and warehouse activities. There are mining activities taking place to the north and east of the site. Arch Street is classified on the Master Street Plan as a Principal Arterial but is unimproved. The roadway is a two lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: Southwest United for Progress and all owners of property located within 200 feet of the site were notified of the public hearing. As of this writing, staff has received one letter of concern from an adjoining property owner. The concern is related to drainage and not the use of the site for mini - warehouse development. D. ENGINEERING COMMENTS: Public Works: 1. The proposed 25-foot right-of-way dedication for Arch Street is acceptable. 2. The driveway entrance should be reconfigured, to meet Arch Street with 15 degree +/- of a 90 degree angle. The width should be increased to 26-feet to provide two way traffic. 3. All driveways shall be concrete aprons per City Ordinance. 4. Provide design and construct street conforming to the Master Street Plan or obtain a waiver from the Board of Directors. (Note: The property is not located within the corporate limits.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: 2 June 12, 2003 SUBDIVISION ITEM NO.: 7 (con't.) FILE NO.: S- 1386 Wastewater: Outside service boundary, no comment. Entergy: No comment received. Center -Point Energy: Approved as submitted SBC: Approved as submitted. Central Arkansas Water: On -site fire protection may be required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required, they will be installed at the Developer's expense. All Central Arkansas water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Contact the Little Rock Fire Department at 918-3752 for details concerning turning radius around buildings. Place fire hydrants per code. Cou ity Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: An on -site street buffer twenty-six (26) feet in width is required along Arch Street. The plan submitted does not allow for the required nine (9) foot wide landscape strip around the perimeter of the proposed vehicular use areas required by the Landscape Ordinance. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Ed Lofton and Mr. Cotton were present representing the request. Staff briefly described the request indicating the site was located outside the city limits but within the planning jurisdiction in which the city exercised subdivision control. Staff stated the request was for a multiple building site plan review to place three rows of mini -warehouse in phases. Staff stated the phasing plan would be based on the market demand in the area. 3 June 12, 2003 SUBDIVISION I19: 1►TA101 WARTST11a FILE NO.: S- 1386 Staff requested the applicant move the northern building to the north to within ten feet of the property line to allow additional lane space between the rows of buildings and to allow the rear of the building to act as the required screening. Staff also requested the rear buildings be shortened to allow a 25-foot setback from the rear property line to allow for maneuverability around the buildings. Staff questioned the drainage precautions that would be used to alleviate the concern of the adjoining property owner. Mr. Lofton stated he would work with the County to determine the best location of drainage to protect the adjoining property owners. Public Works comments were addressed. The applicant indicted the dedication of right-of-way was not an issue but the applicant stated a request would be made for a waiver of one-half street improvements. Staff also requested the driveway be realigned to intersect with Arch Street. Landscaping comments were discussed. Staff stated the plan submitted did not allow for the required landscaping around the perimeter of the vehicular use area nor the twenty-six feet required along Arch Street. Mr. Lofton stated he would revise the plan to include these areas. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. R ANALYSIS: The applicant submitted a revised plan to staff addressing most of the concerns raised at the May 22, 2003 Subdivision Committee meeting. The applicant has indicated the site will be available from 6:00 am to 6:00 pm Monday through Saturday during the initial start-up and have 24-hour access after completion. The site will contain a leasing office with a manager on -site for daily rentals. The applicant has indicated there will not be any outdoor storage of automobiles, R.V's or boats on the site. The applicant has also indicated the site will be gated at full development. The applicant intends to install an access controlled keypad to allow customers access to the site after hours. The applicant is requesting the development be constructed in phases. The initial phase will include the development of a 20-foot by 100-foot mini warehouse building. The northern and southern buildings are proposed to be single side loading with the center building to be double loading. The 0 June 12, 2003 SUBDIVISION ITEM NO.: 7 (con't.) FILE NO.: S- 1386 applicant is proposing the hard surface paving to be phased with the building construction. Staff is supportive of this request. The site plan does not include the required rear landscaping. The applicant is required to place a minimum of 6.7 feet of landscaping along the rear property line. With a35-foot setback the applicant should be able to install the required landscaping in this area. There is not any building landscaping required therefore staff will not support a reduction in landscaping along the rear property line. The applicant will also be required to install landscaping in the front of the development, which should be easily installed in the front building setback. The applicant has indicated the driveway widths to be 25-feet as requested by staff. Staff feels with the wider drive isles emergency vehicles will be better able to maneuver the site. The applicant has requested a waiver of Master Street Plan requirements to Arch Street. Staff would recommend a five (5) deferral of '/2 street improvements. If the area has not developed at that time staff would consider an additional deferral. Staff is supportive of the proposed development. The request is for a multiple building site plan review to develop mini -warehouse buildings on the site. The applicant has met the technical requirements of the ordinance with regard to landscaping building setbacks and parking. The site is located in an area were there is a broad mix of uses and the proposed mini -warehouse development should have minimal impact on the surrounding area if approved. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of a five (5) year deferral for '/Z street improvements to Arch Street. PLANNING COMMISSION ACTION: (JUNE 12, 2003) The applicant was present. There were no objectors present. Staff stated the request was for a multiple building site plan review and a request for a waiver of street improvements to Arch Street. Staff stated the only issue was the street improvements. Staff stated they would support a five (5) year deferral for '/2 street improvements to Arch Street but not a waiver. Staff stated they were supportive of the request to reduce the land use buffer along the rear of the property. 5 June 12, 2003 SUBDIVISION FILE NO.: S- 1386 The applicant stated they did not want to install the improvements nor was a deferral a solution. The applicant stated with a deferral this was an expense that was there and at some point could be requested. The applicant stated with the street construction the project was not a viable project. He stated the number did not work. There was a discussion concerning the waiver of street improvements with the Commission stating the decision would be a Board of Directors matter. A motion was made to approve the proposed site plan as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the request to waive the Master Street Plan requirements for '/2 street construction. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. C.1