Z-3727-D Staff AnalysisAugust 19, 1999
ITEM NO.: 14
NAME:
"roT�4Ia 01 k' it
FILE NO: Z -3727-D
Hidden Valley Apartments Mini -Storage -
Conditional Use Permit
225 Keightly Drive, Hidden Valley Apartments
OWNER/APPLICANT: Property Partners I/Patrick McGetrick
PROPOSAL: To obtain a conditional use permit to
construct a small mini -storage area
primarily for the residents of the Hidden
Valley Apartments at 225 Keightly Drive, but
with the option to rent space to the public.
This site is Zoned C-3, General Commercial.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
This site is on the north side of Cantrell Road, just east
of the intersection of Keightly and Cantrell, at the back
end of the Hidden Valley Apartment complex.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This site is zoned C-3, General Commercial, and is bounded
on the east, south, and west by C-3 Zoning. To the north is
the rest of the apartment complex property which is Zoned
R-5, Urban Residential. The area to the south and west
contains fast food restaurants and their parking areas. The
area to the north and east is vacant land that drops off
into a deep ravine which is tree and vine covered.
Staff believes this use would be compatible with the
surrounding area and not cause a detrimental effect on the
neighborhood.
The Meriwhether Neighborhood Association was notified of
the Public Hearing.
3. ON SITE DRIVES AND PARKING:
Access to this site would be from Keightly Drive through
the apartment complex. There is not a specific ordinance
August 19, 1999
SUBDIVISION
ITEM NO.: 14 (Cont.)
FILE NO: Z -3727-D
requirement for parking for mini -storage areas. The site
is rather tight with the space between the proposed
building and the property line being as little as 15 feet
at two of the corners. Therefore, staff believes that no
parking/storage should be allowed outside of the storage
units except possibly at the south east corner where the
property expands out to some degree. The rest of the area
should be only for loading/unloading of the storage units.
4. SCREENING AND BUFFERS:
The fifteen percent building expansion would require a
fifteen percent upgrade in landscaping to comply with the
Landscape Ordinance.
The site would require a four foot landscape strip around
the west, south, and east property lines. No landscaping
would be required on the north side.
Prior to a building permit being issued, a detailed
landscape plan must be approved by the Plans Review
Specialist.
5. PUBLIC WORKS COMMENTS:
a. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
b.All driveways shall be concrete aprons per City
Ordinance.
c. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
d.Stormwater detention applies to this property.
e. Provide maneuvering room for SU vehicle around storage.
f.Existing topographic information at maximum five foot
contour interval base flood elevation is required.
g.A Sketch Grading and Drainage Plan per Sec. 20-186(e) is
required.
6. UTILITY AND FIRE DEPT. COMMENTS:
Water: The Little Rock Fire Department needs to evaluate
this site to determine whether additional public or private
fire hydrants will be required.
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August 19, 1999
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO: Z -3727-D
Wastewater: A six (611) inch sewer main is located in the
area of this site. No construction will be allowed over the
existing main. Contact Little Rock Wastewater Utility for
details.
Southwestern Bell: No comments received.
ARKLA: Approved as submitted.
Fire Department: Approved as submitted. A private fire
hydrant will be required.
CATA: CATA Routes #1, Pulaski Heights and #22, Pleasant
Valley, serve this site; approved for transit purposes as
submitted.
7. STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
construct a mini -storage building on the southeast corner
of the Hidden Valley Apartment Complex property. This would
be one single story building containing 19 units, primarily
intended for the use of apartment residents, but with the
option to offer it to the public if all the units aren't
used by the residents.
Access to the units would be through the apartment complex.
The applicant proposes to not have any fence around the
storage building, but it would have a six inch curb around
it plus a landscape strip to prevent access being taken
from the adjoining businesses to the south and west. This
area is surrounded by C-3 Zoning except for the R-5 Zoning
for the apartment complex property on the north side of
this site. Therefore, no screening would be required by the
ordinance. A guardrail would be installed on the north and
northeast edges of the site since there is a deep drop off
into a ravine. No outside lighting was proposed around the
building.
Staff believes the setbacks are adequate and the site plan
meets ordinances requirements as long as no parking is
allowed around the building. No parking around the building
has been agreed to by the applicant. Since the site has
easy access from three sides through adjoining business
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August 19, 1999
SUBDIVISION
ITEM NO.: 14 (Cont.)
FILE NO: Z -3727-D
parking areas, the 11 foot minimum spacing between the
building and property lines should not present a problem
for fire department access. However, the fire department
has requested a private fire hydrant be located near this
site.
Regarding an issue of a six inch sewer line existing in the
area, the applicant has agreed to relocate that line if it
is too close to the building construction.
Regarding signage, the only signage proposed is a small
addition to the existing apartment complex sign mentioning
the availability of mini -storage. A specific proposal with
a drawing will be presented to the Commission for approval
as part of the C.V.P. Since this usage is commercial it
cannot by -right be advertised on a sign on residential
Property. Therefore, in order for the complex to add this
use to their sign, it must be approved in the C.U.P.
Staff believes this is a reasonable use of this property
and that it should not create a negative impact on the
surrounding area.
8. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a. Comply with Public Works Comments.
b. Comply with the City's Landscape and Buffer ordinances.
c. All exterior lighting, if any were to be installed, must
be directed downward and inward to the property and not
towards any residential area.
d. Install a guardrail along the steep drop-off areas
adjacent to the north and northeast edges of the pavement
around this site.
SUBDIVISION COMMITTEE COMMENTS: (July 29, 1999)
Pat McGetrick was present representing the application. Staff
gave a brief description of the proposal.
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August 19, 1999
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO: Z -3727-D
Public Works briefly reviewed their comments and raised the
issue of a guardrail along the edge where the property dropped
off steeply.
In response to questions noted, the applicant stated to the
Committee that they would try to pinpoint where the sewer line
was, that they would not build over it and would relocate it if
they had to. The applicant also agreed to no parking around the
building and to meet ordinance landscaping requirements.
Questions about signage and fencing were also brought up. The
applicant stated that final decisions hadn't been made regarding
those issues, but they anticipated wanting a small sign added to
the existing complex sign. The Committee reminded the applicant
that the sign would need to be part of the C.U.P. since it is
not authorized by -right because it would be a C-3 use being
advertised in an R-5 Zone.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:
(AUGUST 19, 1999)
Pat McGetrick was present representing the application. There
were no registered objectors present. Staff presented the item
with a recommendation for approval subject to compliance with
the conditions listed under "Staff Recommendation," plus the
added condition that the applicant complies with the sign
ordinance and places the sign where shown on the approved site
plan and as described in the file. Staff updated the Commission
that the applicant would place a guardrail as shown on the
revised site plan and does not intend to fence around the Mini -
storage building, but install a six inch curb instead.
The item was placed on the Consent Agenda and approved as
recommended by Staff. The vote was 6 ayes, 0 nays, and 5 absent.
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