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HomeMy WebLinkAboutZ-4653-C Staff AnalysisFILE NO.: Z -4653-C NAME: KAKIS MINI -STORAGE -- AMENDED SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the south side of Kanis Rd., approximately 0.1 mile west of Bowman Rd. DEVELOPER: ENGINEER: Pat McGetrick UNITED PROPERTIES MCGETRICK ENGINEERING c/o 11225 Huron Ln. Suite 200 11225 Huron Ln., Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 223-9900 223-9900 AREA: 5.76 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Mini -Warehouse PLANNING DISTRICT: Ellis Mountain (18) CENSUS TRACT: 42.07 VARIANCES REQUESTED: None BACKGROUND: Planning Commission review of the original PCD on the site was conducted on May 13, 1986, with the PCD being established by the Board of Directors on June 3, 1986, in Ordinance No. 15,105. This action resulted from a request to add buildings to an already existing mini -warehouse facility. The facility had been in existence prior to being annexed into the City, and was a "non -conforming" use. The area involved was 2.57 acres. There were 5 existing buildings, with a total of 37,275 square feet of mini -warehouse area. Two additional buildings, with a total floor area of 16,140 square feet was proposed at that time. Dedication of 10 additional feet of right-of-way along Kanis Rd. was provided by Quitclaim deed. Subsequently, on April 7, 1992, an amendment to the 1986 -approved PCD was proposed. This amendment added a 2.65 acre tract south of the originally included property, and added 5 more buildings totaling 31,620 square feet. Provision was made at that time to add the area to the east of this additional tract, out to Bowman Rd., a 1.49 tract, as future development area. Based on the Planning Commission approval of a preliminary plat of the 5.22 site, a final plat was filed on August 10, 1992. This plat shows an 80 foot right-of-way for Kanis Rd. FILE N Z-46 3-C (Cont.) Included in the plat file for the final plat of the 5.22 acre "Lot 1" tract is a letter from the City Engineer returning the proposed Quitclaim deed for an additional 5 feet of required right-of-way for Kanis Rd., rejecting its wording which required the City to rebuild the existing fence along the Kanis Rd. frontage of the site if the City required its removal from the right-of-way. The City Engineer, suggested that the property owner apply for a franchise for the continued use of right--of-way for the fence, but indicated that the owner would be responsible for removal of the fence if the area were needed for future street improvements. There is nothing after this date to indicate that the Quitclaim deed was amended and submitted (and filed) as required, nor that the franchise was requested. The added area to the lot on which the Mini -Storage development is to take place is Lot 1R of the United Properties Subdivision, the Preliminary Plat of which is being reviewed for approval as Item 2 of the Planning Commission agenda of April 25, 1996. STATEMENT OF PROPOSAL: Proposed is the addition of a 102.27 foot by 229.64 foot (0,54 acre) area to the approved PCD site along the east boundary of the southern tract, with the construction of a 11,900 square foot mini -storage building on this added land. with the previous approval of 85,035 square feet of minx -storage building area, the total square footage in increased to 96,935. No other changes to the site are proposed. A. PROPOSAL RE VEST: Review by the Planning Commission and a recommendation for approval to the Board of Directors is requested for an amended PD -C. B. EXISTING CONDITIONS: The site is developed. Most of the area designated at Lot 1R is the location of the Kanis Mini -Storage facility. The added portion of Lot 1R is part of a residential lot which has had a residential structure located on it for decades_ The topography of the site rises from an elevation along Bowman Rd. of 432 feet MSL (Mean Sea Level), to an elevation of 480 at the west edge of the property. There are existing retaining walls along the west property line and at the southeast corner of Lot 1 to permit the mini -warehouse development of the site. There is a 50 foot buffer designated along the west property line of the 1992 -added tract (which abuts residential lots), and a 20 foot buffer along the south boundary of the tract. The existing zoning of the property is PCD for the original Lot 1, and R-2 for the added area. To the south and to the 2 E FILE NQ.: __.& -4653-C (Con development....". It must be provided to show the development rationale and to outline the development plan, proposed uses, hours of operation, lighting, signage, etc. it needs to describe the types of uses anticipated. (Mini - storage is suggested by the title; but is an office and/or residence for a manager existing or anticipated?) Quantitative data needs to include the proposed building coverage. The development schedule, indicating he approximate date when construction can be expected to begin and be completed, needs to be included. No PD -C application for has been submitted. Information on the proposed treatment of the perimeter of the property, including materials and techniques used for screening, fencing, etc., has not been furnished. A general schematic landscaping plan has not been furnished. No provision for dumpsters has been made. Also, if dumpsters are to be provided, the hours of servicing needs to be discussed and established, especially with the proximity of residential property to the west and south. The Plans Review Specialist comments: The proposed building setback is sufficient to allow for the required buffer areas to the east and south. Bringing the PUD site into conformance with the Landscape and Buffer Ordinance will be required with the amendment of the existing PUD and the extension of the land area of the PUD. ANALYSIS• The applicant must present a full discussion on the items which would normally be included in the "Project Narrative"/ "Cover Letter", especially regarding, specifically, the types of uses anticipated; i.e., any office or residence use of the site. Since this area abuts residential use areas, limitation should be imposed on dumpster servicing and on hours of operation. Complying with the Landscape Ordinance must be addressed. The Subdivision Regulations require the applicant to provide a parking analysis with the application. This is not provided, nor is any parking denoted. warehousing uses require 5 spaces, as a basis, plus 1 space for each 2000 square feet of warehouse area up to 50,000 square feet, then 1 space for each 10,000 square feet over 50,000 square feet. In this case, 30 spaces is required. Generally, however, it is taken into account that the "warehouse" parking is provided in front of and along the drives abutting the mini - storage buildings, and only the 5 basic spaces are imposed. N FILE NO.: Z -4653-C (Cont.) If this interpretation is permitted in this case, then, there is sufficient parking, except for any needed parking adjacent to any office or residential use associated with the development. The Planning staff notes that the project is in the Ellis Mountain District, and that the adopted Land Use Plan recommends "Transition Zone". There is no land use issue to be addressed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the amended PD -C, subject to the applicant: 1) complying with the Public Works and land- scaping requirements; 2) a presentation narrative on the uses existing and/or anticipated on the site; 3) limitations being set on the hours of operation and for any dumpster servicing; and, 4) parking concerns being addressed. SUBDIVISION COMMITTEE COMMENT: (APRIL 4, 1996) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the request to the Subdivision Committee members, and reviewed with Mr. McGetrick and the Committee the deficiencies and comments contained in the discussion outline. The Committee reviewed the proposed PD -C site plan, and discussed the issues with Mr. McGetrick. David Scherer, with the Public Works staff, discussed with Mr. McGetrick the right-of-way and street improvements issues, as well as the fence issue along Kanis Rd. Mr. McGetrick reported that he would make the needed changes in the drawing and would supply staff with revised drawings and information, as required. The Committee forwarded the application to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (APRIL 25, 1996) Staff reported that all Public Works issues are dealt with in the approval of the Preliminary Plat; that the issue of the requirement by Public V+Torks for payment of "In -Lieu" for boundary street improvements along Kanis Rd. is a waiver request which is a result of the requirements imposed on the Preliminary Plat. The waiver request from the boundary street requirements will go on to the Board of Directors as part of the Preliminary Plat approval. Staff reported that the Neighborhoods and Planning issues have been resolved, with the cover letter having been furnished; with the indication, that, in the existing mini -storage building which abuts Kanis Rd., there is an office and its location having been shown; and, that landscaping is to be upgraded, as required. Staff reported that the applicant maintains that there is sufficient parking on the site, and staff can support this position. With staff's recommendation for approval, the item was included on the Consent Agenda for A FILE NO.: Z -4653-C (Cont. Approval, subject to approval of the Preliminary Plat and of the Board of Directors approval of the Ranis Rd. waiver for payment of the "In -Lieu". The item was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. Staff reported that there are no Land Use Plan issues. The engineer of record reported to staff on Monday, May 6, 1996 that the owner would not pursue the waiver and would provide the "in -lieu" payment for Ranis Road. 2 -_April`25, 1996 ITEM Na.: 7 FILE NO.: z -4653-C NAME: KAKIS MINI -STORAGE -- AMENDED SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the south side of Kanis Rd., approximately 0.1 mile west of Bowman Rd. DEVELOPER: ENGINEER: Pat McGetrick UNITED PROPERTIES MCGETRICK ENGINEERING c/o 11225 Huron Ln. Suite 200 11225 Huron Ln., Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 223-9900 223-9900 AREA: 5.76 ACRES MBER gF L T : 1 FT. NEWSTREET: 0 ZONING: PCD PROPOSED USES: Mini -Warehouse PLANNING DISTRICT: Ellis Mountain (18) CENSUS TRACT: 42.07 VARIANCES REOQESTED: None BACKGROUND: Planning Commission review of the original PCD on the site was conducted on May 13, 1986, with the PCD being established by the Board of Directors on June 3, 1986, in Ordinance No. 15,105. This action resulted from a request to add buildings to an already existing mini -warehouse facility. The facility had been in existence prior to being annexed into the City, and was a "non -conforming" use. The area involved was 2.57 acres. There were 5 existing buildings, with a total of 37,275 square feet of mini -warehouse area. Two additional buildings, with a total floor area of 16,140 square feet was proposed at that time. Dedication of 10 additional feet of right-of-way along Kanis Rd. was provided by Quitclaim deed. Subsequently, on April 7, 1992, an amendment to the 1986 -approved PCD was proposed. This amendment added a 2.65 acre tract south of the originally included property, and added 5 more buildings totaling 31,620 square feet. Provision was made at that time to add the area to the east of this additional tract, out to Bowman Rd., a 1.49 tract, as future development area. Based on the Planning Commission approval of a preliminary plat of the 5.22 site, a final plat was filed on August 10, 1992. This plat shows an 80 foot right-of-way for Kanis Rd. April 25, 1996 UBDIVISION ITEM N 7 xx FILE NO.: Z-46 Included in the plat file for the final plat of the 5.22 acre "Lot 1" tract is a letter from the City Engineer returning the proposed Quitclaim deed for an additional 5 feet of required right-of-way for Aanis Rd., rejecting its wording which required the City to rebuild the existing fence along the xanis Rd. frontage of the site if the City required its removal from the right--of-way. The City Engineer, suggested that the property owner apply for a franchise for the continued use of right-of-way for the fence, but indicated that the owner would be responsible for removal of the fence if the area were needed for future street improvements. There is nothing after this date to indicate that the Quitclaim deed was amended and submitted (and filed) as required, nor that the franchise was requested. The added area to the lot on which the Mini -Storage development is to take place is Lot 1R of the United Properties Subdivision, the Preliminary Plat of which is being reviewed for approval as Item 2 of the Planning Commission agenda of April 25, 1996. STATEMENT OF PROPOSAL: Proposed is the addition of a 102.27 foot by 229.64 foot (0.54 acre) area to the approved PCD site along the east boundary of the southern tract, with the construction of a 11,900 square foot mini -storage building on this added land. with the previous approval of 85,035 square feet of mini -storage building area, the total square footage in increased to 96,935. No other changes to the site are proposed. A. PROPOSAL /REQUEST: Review by the Planning Commission and a recommendation for approval to the Board of Directors is requested for an amended PD -C. B. EXISTING G CQ1!i]ITIONS: The site is developed. Most of the area designated at Lot 1R is the location of the Ranis Mini -Storage facility. The added portion of Lot 1R is part of a residential lot which has had a residential structure located on it for decades. The topography of the site rises from an elevation along Bowman Rd. of 432 feet MSL (Mean Sea Level), to an elevation of 480 at the west edge of the property. There are existing retaining walls along the west property line and at the southeast corner of Lot 1 to permit the mini -warehouse development of the site. There is a 50 foot buffer designated along the west property line of the 1992 -added tract (which abuts residential lots), and a 20 foot buffer along the south boundary of the tract. April 25, 1996 ,UBQIVI5I0N ITEM NO.: 7 (Cont_) FILE NO_: Z-465aC The existing zoning of the property is PCD for the original Lot 1, and R-2 for the added area. To the south and to the west of the 1992 -added tract is R-2 zoned property. To the west of the original 1986 tract is "Bank and Business Forms" in a PCD. At the southwest corner of Kanis Rd. and Bowman Rd. are non -conforming commercial uses in an R-2 zoned area. The abutting property to the east of the southern tract is $-2; however, approximately 300 feet of this 400 foot frontage is included in an application for zoning PCD as Item 7 in the April 25, 1996 Planning Commission agenda. Across Kanis Rd. to the north is R-2 zoned land. C. ENGINEERING/UTILITY COMMENTS: PUBLIC WORKS COMMENTS: The replat of Lot 1 necessitates dedication to Master Street Plan standards of the right-of-way for and Master Street Plan pavement widening on Kanis Rd. An additional 6 feet of widening is required for Kanis Rd., but an "In -Lieu" contribution versus construction of the street improvements is recommended at this time. The dedication of the additional right-of-way is to include relocation of City owned utilities. It is recommended that the applicant apply for a franchise for the fence which is located on the City right-of- way. (It is located within 35 feet of the centerline of Kanis Rd.) Relocation of the fence will be at the applicant's expense when Kanis Rd. is widened. The required right-of-way is 45 feet from centerline of Kanis Rd. for this Minor Arterial street. A grading permit is required. The Stormwater Detention Ordinance applies. Southwestern Bell Telephone Co. approved the submittal. Little Rock Water Works comments that a pro -rata frontage charge of $12/foot on Kanis Rd. applies. On-site fire protection may be required. Little Rock Wastewater Utility comments that sewer is located along Kanis Rd. and Bowman Rd. Sewer is also located at the southwest corner of Lot 1R. Contact Little Rock Wastewater Utility for details. The Fire Department approved applicant conferring with the increased fire protection for 3 the plan, subject to the Fire Department regarding the site. April 25, 1996 S[ISDI VI z N TTEM N 7 Cont. FILE NO.: Z-4653. -C D. TSSi]ES LEGALTECHNICAL DESIGN: No "Project Narrative"/"Cover Letter" has been submitted. Staff has developed the "Statement of Proposal" solely from the information shown on the site plan. The Project Narrative is a "statement describing the character of the development....,,. It must be provided to show the development rationale and to outline the development plan, proposed uses, hours of operation, lighting, signage, etc. It needs to describe the types of uses anticipated. (Mini - storage is suggested by the title; but is an office and/or residence for a manager existing or anticipated?) Quantitative data needs to include the proposed building coverage. The development schedule, indicating he approximate date when construction can be expected to begin and be completed, needs to be included. No PD -C application for has been submitted. Information on the proposed treatment of the perimeter of the property, including materials and techniques used for screening, fencing, etc., has not been furnished. A general schematic landscaping plan has not been furnished No provision for dumpsters has been made. Also, if dumpsters are to be provided, the hours of servicing needs to be discussed and established, especially with the proximity of residential property to the west and south. The Plans Review Specialist comments: The proposed building setback is sufficient to allow for the required buffer areas to the east and south. Bringing the PUD site into conformance with the Landscape and Buffer Ordinance will be required with the amendment of the existing PUD and the extension of the Land area of the PUD. E. AN- ALYSIS• The applicant must ]present a full discussion on the items which would normally be included in the "Project Narrative"/ "Cover Letter", especially regarding, specifically, the types of uses anticipated; i.e., any office or residence use of the site. Since this area abuts residential use areas, limitation should be imposed on dumpstea: servicing and on hours of operation. Complying with the Landscape Ordinance must be addressed. 4 April. 25, 1996 _ M1 SUBDIVISION ITEM NO.: 7(Cont-)FILE ITO.: z -4653-C The Subdivision Regulations require the applicant to provide a parking analysis with the application. This is not provided, nor is any parking denoted. Warehousing uses require 5 spaces, as a basis, plus 1 space for each 2000 square feet of warehouse area up to 50,000 square feet, then 1 space for each 10,000 square feet over 50,000 square feet. In this case, 30 spaces is required. Generally, however, it is taken into account that the "warehouse" parking is provided in front of and along the drives abutting the mini - storage buildings, and only the 5 basic spaces are imposed. If this interpretation is permitted in this case, then, there is sufficient parking, except for any needed parking adjacent to any office or residential use associated with the development. The Planning staff notes that the project is in the Ellis Mountain District, and that the adopted Land Use Plan recommends "Transition Zone". There is no land use issue to be addressed. F. ;TAFF RECOMMENDATIONS: Staff recommends approval of the amended PD -C, subject to the applicant: 1) complying with the Public Works and land- scaping requirements; 2) a presentation narrative on the uses existing and/or anticipated on the site; 3) limitations being set on the hours of operation and for any dumpster servicing; and, 4) parking concerns being addressed. SUBDIVISION COMMITTEE COMMENT: (APRIL 4, 1996) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the request to the Subdivision Committee members, and reviewed with Mr. McGetrick and the Committee the deficiencies and comments contained in the discussion outline. The Committee reviewed the proposed PD -C site plan, and discussed the issues with Mr. McGetrick. David Scherer, with the Public Works staff, discussed with Mr. McGetrick the right-of-way and street improvements issues, as well as the fence issue along Kanis Rd. Mr. McGetrick reported that he would make the needed changes in the drawing and would supply staff with revised drawings and information, as required. The Committee forwarded the application to the full Commission for the public hearing. P,