Z-5600-A Staff AnalysisMay 15, 1997
ITEM NO.: 12
NAME:
LOCATION•
OWNER/APPLICANT:
FILE NO.: Z-5600-
Chenal Mini -Storage -
Conditional Use Permit
Chenal Parkway and Highway 10
(just north of the NE corner)
Eugene M. Pfeifer, III/
White-Daters by Joe White
PROPOSAL: A conditional use permit is
requested to allow for the
phased construction of mini -
warehouses. The property is
zoned C-3.
ORDINANCE DESIGN STANDARDS:
1.
2.
Site Location:
The proposed site is located on the east side of Chenal
Parkway approximately 350 feet north of Highway 10.
The proposed site is located just outside the Little
Rock city limits, but within the City's
extraterritorial zoning jurisdiction.
Compatibility with Neighborhood:
The proposed site is vacant and heavily wooded. The
property to the north, east and west (across Chenal
Parkway) is also vacant and wooded. There is an
Entergy substation located immediately south and two
single-family residences immediately southeast, along
the north side of Highway 10.
With the other commercial zoned property in the
immediate area (intersection of Chenal Parkway and Hwy.
10), this proposed use should not have an adverse
effect on the surrounding properties. The Aberdeen
Court Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parkin :
Access to the site will be gained by utilizing a 36
foot wide entry drive from Chenal Parkway.
Three (3) parking spaces will be provided to
accommodate the 1,200 square foot office. Parking
between the buildings will be provided to serve the
May 15, 1997
SUBDIVISION
ITEM NO.: 12(Cont.)FILE NO.: Z -5600-A
mini -warehouse units. No additional parking is
required.
4. Screening and Buffers:
The proposed buffers meet with ordinance requirements
when averaged out, though a portion of the western
buffer drops eight feet below the full width
requirement of 33 feet. At least 60% of the land use
buffers must remain in their natural state.
Unless otherwise provided, one tree per 40 feet and one
shrub per 10 feet are required around the perimeter of
the site.
A six foot high opaque screen, either a wood fence or
dense evergreen plantings, will be required to screen
this site from adjacent residential areas.
Curb and gutter or another approved border will be
required to protect landscape areas from vehicle
traffic.
5. Public Works Comments:
1. National Pollutant Discharge System (NPDES) and
grading permits are required prior to construction,
site grading and drainage plan will need to be
submitted and approved.
2. Stormwater detention ordinance applies to this
property.
3. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards with
any planned construction.
4. Provide the following:
a. Direction of flow for water courses leaving the
property.
b. Drainage area size and runoff coefficient of
watercourses entering the tract.
c. Proposed ditch sections.
d. Description of existing surface features including
soil type and vegetation.
e. Prepare letter for street lights as required by
Sec. 31-403.
f. Utility excavation within proposed rights-of-way
shall be per Article V of Sec. 30.
g. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
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May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -5600-A
6. Utility and Fire Department Comments:
Wastewater: Outside service boundary. When annexed
into City of Little Rock a sewer main extension will
be required with easements.
Water: A water main extension will be required.
Execution of a preannexation agreement will be
required. On site fire protection is recommended
and will be required when area is annexed to the
city.
Fire Department: Show fire hydrants.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow the construction of mini -warehouses on the C-3
zoned property on the east side of Chenal Parkway, just
north of the intersection of Chenal Parkway and Highway
10. There will be no conditioned or climate controlled
storage units within this proposed facility.
The proposed site is located just outside the Little
Rock city limits, but within the City's extraterritorial
zoning jurisdiction. The proposed site is not located
within the Highway 10 or the Chenal Parkway Overlay
Districts.
The construction is proposed to take place in two (2)
phases. Phase one will consist of buildings #1-12 as
noted on the attached site plan. There will be a 1,200
square foot office located within building #1. There
will be a second story apartment, located above the
office, for the facility manager. The remainder of
building #1 and the remaining buildings will be one (1)
story in height. Phase one will also include sixteen
(16) RV/boat parking spaces.
Phase II will consist of buildings #13-24, also noted
on the attached site plan, and additions to buildings
#2 and #10-12. This phase will also include eleven
(11) RV/boat parking spaces. All buildings in Phase II
will be one (1) story construction.
All building setbacks meet or exceed the minimum
ordinance requirements. Therefore, no variances are
required. Any signage placed on the site will conform
to City Ordinance. Any site lighting will be low-level
and directed away from adjacent properties.
Three (3) parking spaces are shown on the site plan
which will accommodate the 1,200 square foot office.
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May 15, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -5600-A
Parking between the buildings will be provided to serve
the mini -warehouse units. No additional parking is
required.
With proper buffering and screening of this site from
the adjacent residential property, the proposed mini -
warehouse development should not have an adverse effect
on the surrounding properties.
8. staff Recommendation:
Staff recommends approval of the conditional use
permit, subject to the following conditions:
1. Compliance with Landscape and Buffer Comments
2. Compliance with the Public Works Comments
3. Compliance with the utility and Fire Department
Comments
4. There is to be no conditioned or climate controlled
storage within this facility.
5. Any site lighting must be low-level and directed
away from adjacent properties.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicant was represented by Joe White. There was
discussion as to whether a PCD or CUP application was more
appropriate. If the applicant removes the Conditioned
Storage elements of the plan, then the mini -storage could be
permitted with a conditional use permit in the C-3 zoning
District. Staff asked that the applicant meet with the
Planning Director as soon as possible to define the type of
application required.
The item was referred to the May 15, 1997 Planning
Commission meeting.
STAFF UP
The applicant met with Jim Lawson, Planning Director, on
April 28, 1997. It was determined that a conditional use
permit was the appropriate application for this proposal
given the fact that all of the property is zoned C-3 and the
applicant will remove the conditioned or climate controlled
storage element of the proposal.
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May 15, 1997
SUBDIVISION
ITEM NO.: 12
FILE NO.: Z -5600 -
PLANNING COMMISSION ACTION: (MAY 15, 1997)
Joe White and Chris Thornton were present, representing the
application. Staff presented the item with a recommendation
of approval as noted in the "Staff Recommendation."
Staff noted that the landscaping of the site was the only
outstanding issue, as raised by Commissioner Brandon.
Commissioner Brandon asked what material the exterior of the
buildings would be constructed of.
Chris Thornton stated that the building would be constructed
of galvanized steel and the buildings facing the street
would have a masonry exterior.
Commissioner Brandon stated that she had concerns about the
buffering of the site.
Bob Brown, Site Plan Review Specialist, addressed the
Commission. He stated that his main concern was that as
many of the existing mature trees on the site be saved as
possible. He stated that the applicant has agreed to do
this. Mr. Brown stated that the proposed buffers meet and
exceed ordinance requirements.
Joe White stated that he is requesting a deferral of street
improvements to Chenal Parkway for five (5) years.
Jim Lawson, Planning Director, gave staff support for the
requested deferral.
A motion was made to approve the conditional use permit
as recommended by staff and the deferral of street
improvements to Chenal Parkway. The motion passed with a
vote of 10 ayes, 0 nays and 1 absent.
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