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HomeMy WebLinkAboutZ-7069-C BOD Staff Report 090722OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION AUGUST 2, 2022 AGENDA Subject An Ordinance approving a Planned Zoning Development titled Tisdale Properties Self -Storage — PD-C (Z-7069-C) located at 8500 West Markham Street. Submitted by: Department of Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION BACKGROUND Action Required 4 Ordinance Resolution Approval Information Report Approved By Bruce Moore City Manager The applicant proposes to rezone the 1.95 acre property from "0-3" General Office District to "PD-C" Planned District — Commercial to allow an existing office building to be converted to a climate -controlled self -storage facility. None Approval of the Ordinance. The applicant is proposing to rezone the property located at 8500 W. Markham Street from 0-3 to PD-C to allow for the conversion of an existing office building to a climate - controlled self -storage facility. The applicant is not proposing any exterior changes at this time. The site contains a three (3) story office building, with paved parking along all sides of the building. Access drives from W. Markham Street and N. Rodney Parham Road serve the property. R-2 zoned property containing single- family residences is located to the west. A PD-O zoned BACKGROUND CONTINUED property is located immediately to the north, with single- family residences (R-2) located further to the north. Properties east of the site contain a mixture of off ce and commercial zoning. South of the site contains additional C-3 zoning and uses. The applicant notes office hours for the storage facility will be from 9am to 6pm Monday through Friday and 9am to 2pm on Saturday. Storage access hours will operate from 6am to 1 Opm seven days a week. The applicant notes there will be an on -site, live in manager located in a portion of the building to be converted to an apartment. There is an existing pylon sign located on the south side of the building along W. Markham Street. A second existing sign is located on the northeast corner of the property with frontage along N. Rodney Parham Road. The applicant notes all existing signs will remain unchanged with only copy modifications. Any future signage must comply with Section 36-555 (signs permitted in commercial zones). The applicant notes there will be no changes to the six (6) foot wooden privacy fencing along the west and boundaries of the property. The applicant proposes to install gates with electronic access to the parking areas from the existing interior drive that extends north/south form W. Markham Street to Rodney Parham Road. The westernmost Markham Street access point will be gated and not equipped for electronic access. W. Markham Street access points will be specified for emergency ingress and egress only. The applicant notes the interior of the existing building will receive structural modifications to increase floor loads, improve and update the elevators and install self -storage units with roll -up doors. Access to the facility will be through existing doors under the existing canopy. The applicant proposes a second entry to the residential unit will be added near the primary building access point. The applicant notes the intent is to service the self -storage needs of residential and commercial customers within two or three miles of the property. Parking shown of the site plan complies with the City's Zoning Ordinance. Staff feels the existing parking will be sufficient to serve the proposed use. 2 BACKGROUND CONTINUED The applicant is not proposing any dumpsters at this time. Any future dumpster must screened and comply with Section 36-523 of the City's Zoning Ordinance. The applicant is proposing no additional sight lighting at this time. Any future new sight lighting must be low-level and directed away from adjacent properties. On June 9, 2022, the Planning Commission voted 10 ayes, 0 noes, 0 absent and 1 open position, to approve the PD-C rezoning. There was one (1) objector 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. Please see the attached Planning Commission minute record for the complete staff analysis. 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 ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT — COMMERCIAL TITLED TISDALE PROPERTIES SELF -STORAGE — PD-C, LOCATED AT 8500 WEST MARKHAM STREET (Z-7069-C)9 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 0-3, General Office District, to PD-C, Planned District — Commercial: Z-7069-C — DESCRIBED AS PART OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER, SECTION 02, TOWNSHIP 01 NORTH, RANGE 13 WEST, PULASKI COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; BEGINNING AT A FOUND ONE HALF INCH REBAR USED FOR THE SOUTHWEST CORNER OF LOT B. AARON ADDITION TO THE CITY OF LITTLE ROCK, AND ON THE NORTH RIGHT OF WAY LINE OF WEST MARKHAM STREET; THENCE NORTH 87 DEGREES 33 MINUTES 33 SECONDS WEST 209.52 FEET TO A FOUND THREE EIGHTHS INCH REBAR; THENCE DEPARTING THE NORTH RIGHT OF WAY LINE NORTH 02 DEGREES 47 MINUTES 27 SECONDS EAST 405.20 FEET TO A POINT; THENCE SOUTH 88 DEGREES 33 MINUTES 33 SECONDS EAST 138.52 FEET TO A FOUND CHISELED "X" IN 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 THE CONCRETE AND ON THE SOUTHERLY RIGHT OF WAY LINE OF RODNEY PARHAM ROAD; THENCE SOUTH 36 DEGREES 58 MINUTES 23 SECONDS EAST ALONG SAID SOUTHERLY RIGHT OF WAY 107.46 FEET TO A FOUND CHISELED "X" IN THE CONCRETE; THENCE DEPARTING SAID RIGHT OF WAY SOUTH 02 DEGREES 23 MINUTES 06 SECONDS WEST 324.59 FEET TO THE POINT OF BEGINNING, CONTAINING 81,817.45 SQUARE FEET OR 1.88 ACRES MORE OR LESS. SECTION 2. That the preliminary site development plan/plat be approved as recommended by the Little Rock Planning Commission. SECTION 3. That the change in zoning classification contemplated for Tisdale Properties Self -Storage — PD-C, located at 8500 West Markham Street (Z-7069-C) 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. Page 2 of 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 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. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: 17 City Attorney 18 H 19 H 20 H APPROVED: Mayor Page 3 of 3 FII F Nn • 7-7nRq_C NAME: Tisdale Properties Self Storage — PD-C LOCATION: 8500 W Markham Street DEVELOPER: Tisdale Property Development, LLC 43 Chenal Circle Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Arkansas Bolt Company — Owner Olan Asbury — Agent Asbury Real Estate Services, Incorporated PO Box 241087 Little Rock, AR 72223 SURVEYOR/ENGINEER: Arkansas Surveying & Consulting 1926 Salem Road Benton, AR 72019 AREA: 1.95 acres CURRENT ZONING: VARIANCEJWAIVERS BACKGROUND: NUMBER OF LOTS: 1 PLANNING DISTRICT: 3 O-3 None requested. FT. NEW STREET: 0 LF CENSUS TRACT: 21.04 The property is located at 8500 W Markham Street and was developed in 1973. The applicant submitted an application dated June 1, 1970 requesting to change the zoning from "A" One -Family to "E-1" Quiet Business and "F" Commercial. The request to rezone was approved by the Little Rock Planning Commission on July 2, 1970. It was approved by The Little Rock Board of Directors August 3, 1970. The property historically has been occupied for office use. FILE NO.: Z-7069-C(Cont.) F1 41 C. V E ROPOSALIREQUESTIAPPLICANT'S STATEMENT: The applicant is proposing to rezone the property located at 8500 W. Markham Street from 0-3 to PD-C to allow for the conversion of an existing office building to a climate -controlled self -storage facility. The applicant notes an on -site residence will be generally located in the area of the former bank branch. The applicant is not proposing any exterior changes at this time. EXISTING CONDITIONS: The site contains a three (3) story office building, with paved parking along all sides of the building. Access drives from W. Markham Street and N. Rodney Parham Road serve the property. R-2 zoned property containing single-family residences is located to the west. A PD-O zoned property is located immediately to the north, with single-family residences (R-2) located further to the north. Properties east of the site contain a mixture of office and commercial zoning. South of the site contains additional C-3 zoning and uses. NEIGHBORHOOD NOTIFICATIONS: 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. ENGINEERING COMMENTS: No comments. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Enema: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. 2 FILE NO.: Z-7069-G Cont. F. G BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(@,littlerock,gov or Steve Crain at 501-371-4875; scrain Iittlerock. ov. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Any existing vehicular use area that does not meet current code requirements may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. 3. 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: The request is in the West Little Rock Planning District. The Land Use Plan shows Office (0) for the requested area. Office (0) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to rezone from General Office District (0-3) to Planned Commercial Development District (PCD) to allow for the redevelopment of the existing structure as an enclosed self -storage facility on to this site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) use to the west and north of the site. Commercial (C) is sown on the Plan Map to the south and east of the site. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This area is currently zoned Single Family District, R-2 and is an existing developed 3 FILE NO_: Z-7069-C (Cont.) single-family subdivision. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The land to the south, across Markham, is a liquor store, Kroger grocery and post office all zoned C-3, General Commercial District. Across Rodney Parham Road to the east is a shopping center with various commercial uses, zoned C-3, General Commercial District. Master Street Plan: To the east is Rodney Parham Road and to the south is Markham Street. Both of these roadways are Minor Arterials on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Markham Street and Rodney Parham Road since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on Rodney Parham Road. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. H. ANALYSIS: The applicant is proposing to rezone the property located at 8500 W. Markham Street from 0-3 to PD-C to allow for the conversion of an existing office building to a climate -controlled self -storage facility. The applicant notes an on -site residence will be generally located in the area of the former bank branch. The applicant is not proposing any exterior changes at this time. The site contains a three (3) story office building, with paved parking along all sides of the building. Access drives from W. Markham Street and N. Rodney Parham Road serve the property. R-2 zoned property containing single-family residences is located to the west. A PD-O zoned property is located immediately to the north, with single-family residences (R-2) located further to the north. Properties east of the site contain a mixture of office and commercial zoning. South of the site contains additional C-3 zoning and uses. The applicant notes office hours for the storage facility will be from 9am to 6pm Monday through Friday and 9am to 2pm on Saturday. Storage hours will operate from 6am to 10pm seven days a week. The applicant notes there will be an on -site, live in manager located in a portion of the building to be converted to an apartment. 2 FILE NO.: Z-7069-C (Cont. There is an existing pylon sign located on the south side of the building along W. Markham Street. A second existing sign is located on the northeast corner of the property with frontage along N. Rodney Parham Road. The applicant notes all existing signs will remain unchanged with only copy modifications. Any future signage must comply with Section 36-555 (signs permitted in commercial zones). The applicant notes there will be no changes to the six (6) foot wooden privacy fencing along the west and boundaries of the property. The applicant proposes to install gates with electronic access to the parking areas from the existing interior drive that extends north/south form W. Markham Street to Rodney Parham Road. The westernmost Markham Street access point will be gated and not equipped for electronic access. W. Markham Street access points will be specified for emergency ingress and egress only. The applicant notes the interior of the existing building will receive structural modifications to increase floor loads, improve and update the elevators and install self -storage units with roll -up doors. Access to the facility will be through existing doors under the existing canopy. The applicant proposes a second entry to the residential unit will be added near the primary building access point. The applicant notes the intent is to service the self -storage needs of residential and commercial customers within two or three miles of the property. Parking shown of the site plan complies with the City's Zoning Ordinance. Staff feels the existing parking will be sufficient to serve the proposed use. The applicant is not proposing any dumpsters at this time. Any future dumpster must screened and comply with Section 36-523 of the City's Zoning Ordinance. The applicant is proposing no additional sight lighting at this time. Any future new sight lighting must be low-level and directed away from adjacent properties. Staff is supportive of the requested PD-C rezoning to allow conversion of the existing office building to a climate -controlled self -storage facility. Staff feels the request is reasonable. Commercial zoning and uses exist within the general area at the intersection of W. Markham Street and Rodney Parham Road (a minor arterial/minor arterial intersection). The proposed PD-C zoning will represent a continuation of the zoning pattern in this area. With maintenance of the screening along the west property line, the proposed use should have no adverse impact on the residential properties to the west. To staff's knowledge, there are no outstanding issues associated with this request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PC-C rezoning, subject to compliance with the comments and conditions outlined in paragraph F, and the staff analysis, of the agenda staff report. 5 FILE NO.: Z-7069-C Cont. PLANNING COMMISSION ACTION: (JUNE 9, 2022) The applicant was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. The applicant addressed the Commission in support of the application. He briefly described the project, noting that the building itself will only be modified on the interior and all the exterior improvements will be coordinated with the city departments. Steve Leek addressed the Commission in opposition to the application. He stated that he owned property across the street from the project and was concerned about the use of the site, the proposed fencing, increased traffic, and possible crime issues. The applicant addressed the Commission. They stated that they don't believe the facility will cause a large amount of increased traffic nor will the use elevate the crime in the area. They also stated that there is existing fencing at the property and any new fencing will be secure but decorative. There was a motion to approve the application as recommended by staff, including all staff comments and conditions. The motion passed by a vote of 10 ayes, 0 nays, and 1 open position. The application was approved. N.