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HomeMy WebLinkAboutZ-4074-A Staff AnalysisJanuary 10, 1995 ITEM NO_: C FILE NO.: Z -4074--A NAME: U -HAUL OF ARKANSAS -- AMENDED SHORT -FORM PCD LOCATION: On the north side of Asher Avenue, approximately 600 feet west of University Avenue DEVELOPER: Mike Rose U -HAUL OF ARKANSAS 4809 W. 65th. St. Little Rock, AR 72209 562-1925 AREA: 3.24 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES PLANNING DISTRICT: 10 CENSUS TRACT: 21.02 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The existing PCD permits mini -storage use, along with an accessory office and dwelling use. The amended PCD requests, in addition, approval of truck and trailer rental uses. The applicant proposes an amendment to an existing PCD to permit, in addition to the mini -storage and accessory office and dwelling uses permitted in the original PCD, the rental of trucks and trailers from the site. Proposed to be established is a U -Haul truck and trailer rental business to augment the mini -storage business which is on-going. The original PCD was approved by the Planning Commission on February 14, 1984; then, by the Board of Directors on March 7, 1984 in Ordinance No. 14,614. Parking of the trucks and trailers is planned to be provided at the rear of the property against the north property line, and "one or two" units at the front of the facility for display purposes. A. PROPOSAL/REQUEST: Review by the Planning Commission and approval by the Board of Directors is sought for an amendment to an existing PCD to permit a use of the site which is in addition to the uses originally approved for the PCD. Originally, in 1984 when January 10, 1995 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z --4074-A the PCD was approved, the specified uses were mini -storage and the accessory office and dwelling to serve the mini - storage facility. The applicant now wishes, in addition to the on-going mini -storage business, to operate a U -Haul truck and trailer rental business from the site. A U -Haul service center would be used to store the rental vehicles; the subject site is proposed to have on hand only vehicles which have been reserved and are awaiting being picked up, or vehicles which have been "dropped -off" by customers and are awaiting transfer to the service center. Vehicles which are on the site would be parked along the rear/north property line, except for "one or two" trucks or trailers which would be parked at the front of the facility to identify the site as a U -Haul rental location. B. EXISTING CONDITIONS: The site is fully developed with a large mini -storage facility involving 82,073 square feet of mini -storage space, plus 3306 square feet of space for the office and manager's apartment. Along the east and north, concrete drives extend to the property line. Along the west, the site is developed to within 10 feet of the property line where there is a 10 foot easement. The "L" -shaped building at the front of the property is within a foot and a half of the property line. At the front, along the Asher Ave. frontage of the site, there is a 30 foot by 40 foot area available for landscaping, and there is a 40 foot wide drive approach and drive way. This driveway is used for parking all the way to the street. There is a 16 foot high retaining wall along the rear/north property line. The site is zoned PCD. The properties immediately to the east and west are zoned R-5. The property at the southwest corner of the site is zoned C-4. To the north is a residential neighborhood in an R-3 area. Across Asher Ave. is C-3 property. C. ENGINEERING UTILITY COMMENTS: Arkansas Power & Light approved the submittal without comment. The Fire Department comments that all driveways around all buildings must maintain 20 feet of clearance for fire equipment access. Landscape review comments that the landscaping which was shown on the original approval must be re -installed. PA January 10, 1995 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: Z -4074--A Planning review comments that the site is located within the Boyle Park Planning District, and is designated as Commercial (C) on the land use plan. The proposal is consistent with the adopted plan. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The site plan which was approved for the PCD in 1984 showed a 20 foot wide curb cut off Asher Ave., widening to a 24 foot wide drive, with 4 head -in parking spaces off this drive. The area in front of the office -dwelling portion of the building and the parking spaces was to be landscaped. The survey provided with the amended PCD application shows a 40 foot curb cut, the landscaping area reduced by the 20 feet added to the width of the curb cut and driveway, and parking space reduced to permit 3 vehicles to park head -in off the driveway, plus a garage to serve the manager's apartment. A freestanding sign was added in the landscape strip area which was not requested in the original application or shown on the originally approved site plan. The parking requirements for warehouse and storage uses are 5 spaces, plus 1 space per 2000 square feet of floor area up to 50,000 square feet; then, in addition, 1 space per 10,000 square feet over 50,000 square feet. [See Section 36- 502.(4)b.] For the office portion of the facility, the parking requirements are 1 space for 400 square feet. [See Section 36-502.(2)g.I For the residential use, the requirement is for 1 space per dwelling. [See Section 36- 502.(1)a.] With 82,073 square feet of mini -storage space, plus 1653 square feet of space for the office, plus the manager's apartment, the required number of parking spaces is 33. Parking for 3 vehicles is presently provided, plus the 1 space available in the garage. There is sufficient room along the rear/north property line for 9 additional spaces. The total number of spaces available for parking, then, is 13. -� The number of trucks and trailers proposed to be stored on the site needs to be designated, as well as the spaces where they will be parked. If modification of the existing curb along the rear/north property line is anticipated, then the site plan must show this. Protection from vehicles of the retaining wall must be provided for. E. ANALYSIS• As stated in the "Existing Conditions" section, "The site is fully developed." The site does not provide adequate 3 January 10, 1995 SUBDIVISION ITEM Na.: C(Cont.)FILE NO.: Z -4074-A parking. At the office -residential use area, 4 spaces are provided; 5 are required. Assuming that there is no need for additional parking to serve the mini -storage use, there is still no space for the addition of rental vehicles. The approved PCD site plan showed 4 head -in parking spaces and a 50 foot by 40 foot landscaped area. One parking space has been lost to an addition to the office area, and the landscaped area is reduced to a 30 foot by 40 foot area. A freestanding sign exists in the landscaped area which was not approved for the PCD. F. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed amendment to the PCD, but does recommends approval of an amendment to the PCD to permit the sign which has been installed to remain in its present location. Staff recommends that a requirement be imposed that the front landscaping be installed pursuant to the originally approved site plan, and that parking not be permitted in the area in front of the front building line. SUBDIVISION COMMITTEE COMMENT: (AUGUST 18, 1994) Mr. Rod Baldwin, representing U -Haul, was present. Staff presented the applicant's site plan and explained that the site, as shown, was developed; that the request was simply a request to add the rental of trucks and trailers to the listing of approved uses in the existing PCD. Mr. Baldwin indicated that the trucks and trailers are proposed to be stored at the rear of the lot along the north property line, and that only two trucks or trailers would be displayed at the front property line. The Committee members reviewed with Mr. Baldwin the comments contained in the discussion outline. The Committee indicated that no parking would be allowed within the front building setback line, and that parking would be restricted to the area at the rear of the property where 20 feet of clearance for fire equipment could be maintained. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 1994) Rod Baldwin and Mike Rose were present representing U -Haul of Arkansas. Staff presented the request, and reported that there had been deviations to the site from the site plan originally approved for 4 January 10, 1995 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -4074-A the PCD: 1) that there was a sign at the front of the property which was not provided for in the PCD; 2) that in lieu of the 24 foot wide drive shown on the original plan, a 40 foot drive had been constructed, and that in the area originally shown to be landscaped, the wider drive encroached, taking approximately 1/2 of the landscaped area shown on the original site plan; and, 3) the landscaping which had been shown on the original site plan was not present on the site. Staff reported that there was insufficient room at the front of the facility for parking of rental vehicles, and that there was minimal space at the rear of the property which could be used for storage of rental vehicles. Staff recommended denial of the amended PCD, and recommended that either the applicant remove the sign and paving, and install landscaping in the area as shown on the approved PCD site plan, or seek approval from the Commission for the sign, drive, and landscaping as they are presently located on the site. Rod Baldwin, president of U -Haul of Arkansas, addressed the Commission. He said that the scope of the request was simply to be able to rent trailers or trucks to persons moving in or out of the storage facility as a convenience to these customers. He stated that any stored vehicles would be located at the rear of the property against the rear retaining wall, and he committed to keep only a couple of rental vehicles on the site at any one time. He said that U -Haul has a shuttle service, and any rental vehicles needed or dropped off at the site would be shuttled to and from the main storage location on W. 65th. St. Jack Payne addressed the Commission. He indicated that he had the business immediately to the west of the U -Haul site. He stated that the original PCD site plan provided 3 guest parking spaces in front of the office area, but that the parking is insufficient for the customers who patronize the U -Haul business. He said that, especially around the 1st. and 15th. of the month, when customers are paying their mini -storage rents, that the U -Haul customers do not have sufficient room to park on the U -Haul site, and overflow onto his parking area. He also said that the U -Haul sign is located in the center of the property, and people returning rental trucks evidently have difficulty locating the U -Haul drive, because they pass up the U -Haul drive and turn into his parking area. He complained that U -Haul customers park on his property and walk next door to pay their rent or to complete the paper work to rent or return trucks or trailers. He pointed out that, with the limited parking available at the front of the U -Haul site, if even one or two truck are brought to the site, and are parked or wait at the front of the property, then there will be no customer parking available. He said that he was definitely opposed to the request Mr. Baldwin, responding to Mr. Payne's objection, reported that Mr. Payne operates a competing rental business, renting Ryder 5 January 10, 1995 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -4074-A trucks and trailers. He stated that Mr. Payne, then, has a vested interest in opposing U -.Haul renting trucks and trailers. Commissioner Walker, addressing Mr. Baldwin, indicated that his concern with the application is that there is no room for the additional activity; that U -Haul was not proposing to remove some of the storage units in order to provide the space for truck and trailer storage. He said that the U -Haul operation needed to be able to have sufficient space on the U -Haul site for storage unit customers and for the rental customers, without overflowing onto the adjoining neighbor's property. He asked Mr. Baldwin whether any measures were proposed to provide needed direction to the U -Haul site for customers. Mr. Baldwin acknowledged that the Asher Ave. frontage of the site was small, and that, if U -Haul had developed the site originally, they would have had input into providing a more workable arrangement for traffic. He said, though, that he had never been made aware of the problem with overflow onto Mr. Payne's property. He said that once a storage unit customer has come to the site to rent a unit, and has signed a contact, that there is very little need for these customers to park at the office; that they when they need access to their storage unit, they drive on back to the rear of the property to their storage unit. He said that most storage rental customers are on a credit card charge basis, and do not come to the site to make payments. He said that, at present, the gate to the storage area is open, but that a card access gate is planned to be provided. He said that the only time a truck would be parked at the front, at the office, would be when a truck was being brought in by a customer and was being checked in, or when one was being rented. Staff pointed out the concerns mentioned in the write-up: that no provision had been made in the original PCD for the sign which had been installed, and that the landscaping was not in conformance with the originally approved site plan. Staff also stated that the Fire Department does not want any parking in any of the 20 foot wide drives; that the only available parking is at the rear of the property where there is 30 feet between the rear of the buildings and the rear retaining wall. Staff also cautioned that the retaining wall needs to be protected from damage which might be caused by trucks parallel parking or backing into the wall. Kenny Scott, zoning enforcement supervisor, reported that there is a second ground sign which had been installed and which needs to be removed, and that the landscaping, as originally shown on the site plan, needs to be installed and maintained. Staff explained that, either the applicant needs to seek approval of the signs, as they are presently situated.on the property, or r u January 10, 1995 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -4074-A they need to remove these signs. Also, staff explained that, either the applicant needs to seek approval of the size of the landscaped area, as it is, or needs to remove a portion of the driveway and landscape the area as originally approved. Plantings need to be installed and then maintained in the landscaped area, whatever that area is determined to be. Mr. Baldwin responded that U -Haul would amend its request for approval of the signs, as situated on the site, and for approval of the site plan, as it was developed. He said that landscaping in the landscape area in front of the office building would be installed, then maintained. He said that, since he had not been aware of the deviations from the original plan until the last minute, he requested a deferral of further consideration on the request. Staff recommended that the deferral be to the October 18, 1994 Subdivision hearing, and that the applicant bring any proposed changes in the application to the Subdivision Committee for review of the site plan. A motion was made and seconded to approve the deferral of the item until the October 18th. Commission meeting, and the motion passed with the vote of 9 ayes, 0 nays, 1 absent, 0 abstentions, and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 18, 1994) Staff reported that the applicant had notified staff immediately prior to the meeting that there was a new manager for U -Haul; that the manager who had represented U -Haul at the previous meeting was no longer with U -Haul; that the new manager needed time to become familiar with the request and to study the options available; and, that U -Haul requested a deferral of the item until the January 10, 1995 Commission hearing. Staff recommended that the requested deferral be included in the Consent Agenda, but reported that the applicant would need to make the request to the Commission in person; and, that a Bylaws waiver would need to be approved by the Commission, since the request for deferral had not been made at least five (5) days prior to the hearing. Mr. Mike Rose, representing U -Haul, asked the Commission for a deferral of the item until the January 10, 1995 Commission meeting. Mr. Jack Payne, the owner of the Ryder rental business abutting the site to the west, was present, and indicated that, although he was in opposition to the proposed PCD modification, he was not opposed to the deferral. A motion was made and seconded to approve a waiver from the Commission Bylaws which requires a request for deferral be made at least five (5) days 7 January 10, 1995 SUBDIVISION ITEM NO.: C Cont. FILL NO.: Z -4074-A prior to a Commission meeting, and the motion was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. The item was included in the Consent Agenda for approval of the deferral, and the deferral was approved with the vote of 9 ayes, 0 nays, 1 absent, and 1 abstention (Putnam). PLANNING COMMISSION ACTION: (JANUARY 10, 1995) Staff reported that the staff recommendation for denial of the request to add rental of U -Haul trucks to the PCD had not changed, and recommended that the applicant re -instal landscaping at the front of the site to comply with the Landscaping Ordinance. No one was present to represent the applicant. Staff reported that there had been several written and telephone communications between the applicant and various staff persons concerning the application and the landscaping requirements, with discussions concerning the upcoming meeting; therefore, staff felt that the applicant should have know of the date of the hearing on the deferred item. The question was called, and a vote to recommend approval of the Amended PCD failed with the vote of 0 ayes, 11 nays, 0 absent, and 0 abstentions. 8