HomeMy WebLinkAboutZ-8978-A BOD Staff ReportOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 15, 2022 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Lucy Self Storage —
Revised Long -Form PD-C
(Z-8978-A) located at
10616 Stagecoach Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required Approved By
4Ordinance
Resolution
Approval
The applicant proposes to rezone the 2.0 acre property from
"C-2" Shopping Center District to Revised Long -Form
"PD-C" Planned District — Commercial to allow an
extension of an existing mini -warehouse development.
None
Approval of the Ordinance
The applicant is proposing to rezone the property at 10616
Stagecoach Road from C-2 (General Commercial District)
to PCD (Planned Commercial District) to allow the
development of a 2.0-acre section of a larger 6.0-acre tract
with seven (7) buildings containing 224 self -storage units.
The proposed site will be an extension of an existing storage
unit facility to the south and will be developed in one phase.
The site has no road frontage and is bounded on the north
BACKGROUND
CONTINUED
and west by similar self -storage facilities, and on the east
by a wooded undeveloped C-2 zoned tract bordering
Stagecoach Road.
The proposed site plan includes paved internal drives
between and around all the structures with an access drive
connecting to the existing storage facility to the south. The
site plan has no designated parking area. Parking is
accommodated in the existing facility's office building
parking area.
The proposed site plan shows the new structures being
similar in shape and size to the adjacent units and will be
one (1) story in height. The applicant states that the units
will not be heated or cooled. The site plan shows the new
structures setback from the property lines a minimum of 10
feet on the east and west sides, and a minimum of 30 feet
on the north and south sides.
Any fencing will comply with commercial standards and
Section 36-516 of the City's zoning ordinance.
The applicant states there will be no dumpster service for
the site.
All site lighting will be low level and directed away from
adjacent properties.
The applicant proposes to locate storm water retention
basins at the northeast and southeast corners of the property
with a landscaped green area around the perimeter of the
site boundary.
The applicant provided responses and additional
information to all issues raised during the staff s review of
the application. To the staff s knowledge, there are no
outstanding issues.
On February 10, 2022, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 open position, as part of the
Consent Agenda, to approve the Revised Long -Form PD-C
rezoning. There were no objectors present.
All owners of property located within 200 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
0)
BACKGROUND I Please see the attached Planning Commission minute
CONTINUED record for the complete staff analysis.
I
2
3
4
5
6
I
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A REVISED PLANNED
DISTRICT — COMMERCIAL TITLED LUCY SELF STORAGE —
REVISED LONG -FORM PD-C, LOCATED AT 10616
STAGECOACH ROAD (Z-8978-A), CITY OF LITTLE ROCK,
PULASKI COUNTY, ARKANSAS, AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR
OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from C-2, Shopping Center District, to Revised PD-C, Planned District — Commercial:
Z-8978-A — DESCRIBED AS PART OF THE NORTHWEST
QUARTER OF THE NORTHWEST QUARTER OF SECTION 8,
TOWNSHIP 1 SOUTH, RANGE 13 WEST, PULASKI COUNTY,
ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID
NORTHWEST QUARTER OF THE NORTHWEST QUARTER;
THENCE S 880 24' 18" E FOR 178. 76 FEET; THENCE S 02134' 52"
W FOR 487.20 FEET; THENCE N 88133' 13" W FOR 178.77 FEET
TO A REBAR WITH CAP PS #1449; THENCE N 02° 34' S2" E FOR
487.66 FEET TO THE POINT OF BEGINNING; CONTAINING
87,120 SQUARE FEET OR 2.000 ACRES, MORE OR LESS.
Page 1 of 3
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
SECTION 2. That the preliminary site development plan/plat be approved as
recommended to the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Lucy Self
Storage — Revised Long -Form PD-C, located at the 10616 Stagecoach Road (Z-8978-A) is
conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article
VII, Section 36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in Section
1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
Page 2 of 3
1
2
3
4
5
6
7
8
9
10
11
12
PASSED:
ATTEST: APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
13 City Attorney
14
15 //
Page 3 of 3
FILE NO.: Z-8978-A
NAME: Lucy Self Storage — Revised Long -Form PD-C
LOCATION: 10616 Stagecoach Road
DEVELOPER:
Walter Lucy C/O Olan Asbury
P O Box 241087
Little Rock, AR 72223
(501) 590-1604
OWNER/AUTHORIZED AGENT:
Olan Asbury (Agent)
Thomas Engineering
3810 Lookout
North Little Rock, AR 72216
(501) 753-4463
SURVEYOR/ENGINEER:
Olan Asbury (Agent)
Thomas Engineering
3810 Lookout
North Little Rock, AR 72216
(501) 753-4463
AREA: 2.0 acres NUMBER OF LOTS: 1
WARD: 7 PLANNING DISTRICT. 16
CURRENT ZONING: C-2
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.20
The applicant is proposing to rezone the property from C-2 (General Commercial
District) to PCD (Planned Commercial District) to allow the development of
2.0 acres with seven (7) buildings containing 224 self -storage units at
FILE NO.: Z-8978-A Cont.
10616 Stagecoach Road. The proposed site will be an extension of an existing
storage unit facility and will be accessed from the south with a connecting access
drive.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property contains
very little slope and is mostly level with a drainage easement along the north
boundary of the property and another intersecting the property along its east/west
axis.
C. NEIGHBORHOOD COMMENTS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
Right of way not shown please depict. Stagecoach Rd. (ARDOT Hwy. 5) is
shown as a Minor Arterial with a right of way of 90 feet per master street plan.
2. Provide Sketch Grading and Drainage Plans.
3. Provide a drainage study showing drainage calculations for the 24hr 25yr and
24hr 100yr storm events.
4. Provide full civil construction plan set to the Department for review and approval
prior to issuance of a building permit.
5. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
6. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual. Contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or Permits littlerock. ov to schedule an
appointment for issuance or to answer any questions. Permit cost is based on
total project area at $100.00 for the less than '/z acre, $200.00 for '/z to 1 acre,
and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
2
FILE NO.: Z-8978-A(Cont.)
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori : No Comments Received
Enter : No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
4. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be Inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned
Line Agreement is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
�3
FILE NO.- Z-8978-A Cont.)
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments -- 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
4
FILE NO.: Z-8978-A Cont.
F.
G.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
TRANSPORTATIONIPLANN ING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
FILE NO.: Z-8978-A (Cont.
H. ANALYSIS:
The applicant is proposing to rezone the property at 10616 Stagecoach Road from
C-2 (General Commercial District) to PCD (Planned Commercial District) to allow
the development of a 2.0-acre section of a larger 6.0-acre tract with seven
(7) buildings containing 224 self -storage units.
The proposed site will be an extension of an existing storage unit facility to the
south and will be developed in one phase. The site has no road frontage and is
bounded on the north and west by similar self -storage facilities, and on the east by
a wooded undeveloped C-2 zoned tract bordering Stagecoach Road.
The proposed site plan includes paved internal drives between and around all the
structures with an access drive connecting to the existing storage facility to the
south. The site plan has no designated parking area. Parking is accommodated
in the existing facility's office building parking area.
The proposed site plan shows the new structures being similar in shape and size
to the adjacent units and will be one (1) story in height. The applicant states that
the units will not be heated or cooled. The site plan shows the new structures
setback from the property lines a minimum of 10 feet on the east and west sides,
and a minimum of 30 feet on the north and south sides.
Any fencing will comply with commercial standards and Section 36-516 of the
City's zoning ordinance.
The applicant states there will be no dumpster service for the site.
All site lighting will be low level and directed away from adjacent properties.
The applicant proposes to locate storm water retention basins at the northeast and
southeast corners of the property with a landscaped green area around the
perimeter of the site boundary.
The applicant provided responses and additional information to all issues raised
during the staffs review of the application. To the staffs knowledge, there are no
outstanding issues.
Staff is supportive of the requested Revised PD-C rezoning to allow an addition to
an existing self -storage unit development. Staff views the request as reasonable.
The property is in an area surrounded by similar uses and zoning, with similar
commercial developments adjacent to the property to the north, west, and south
along Stagecoach Road. Staff believes the proposed development will have no
adverse impact on the surrounding properties.
FILE NO.: Z-8978-A Cont.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised PD-C zoning to allow an
addition to an existing self -storage unit development subject to compliance with
the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays and 1 open position.
7