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HomeMy WebLinkAboutZ-4653-F Staff AnalysisFILE NO.: Z -4653-F NAME: Kanis Road Mini -Storage - Revised PCD LOCATION: West side of Bowman Road, 700 feet south of Kanis Road DEVELOPER: ENGINEER: Barnes Quinn Flake and Anderson White-Daters and Associates 400 West Capitol Avenue 401 S. Victory Street Little Rock, AR 72201 Little Rock, AR 72201 AREA: 2.17 acres ZONING: PCD NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family residential PROPOSED USE: Expansion of existing mini - warehouse business VARIANCESNAIVERS REQUESTED: None requested. BACKGROUND: On June 3, 1986, the Board of Directors passed Ordinance No. 15,105 establishing the Kanis Road Mini -storage PCD. 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 nonconforming use. The total building area approved, at that time was 53,415 square feet. On April 7, 1992 (Ordinance 16,204) an amendment to the 1986 PCD was approved. This added buildings totaling 31,620 square feet to the previous plan. On June 4, 1995, the Board of Directors passed Ordinance No. 17,204 approving another modification to the site plan. This revision included adding one (1) building with 11,900 square feet to the site. This brought the total number of buildings to 13 and the total building area to 96,935 square feet. Access to the site is currently gained from Kanis Road_ FILE NO.: Z -4653-F (Cont. On February 18, 1997, the Board of Directors passed Ordinance No. 17,403 which rezoned this 2.17 acre property to PCD for a mini -warehouse development (separate owner and developer from the Kanis mini -warehouse project). The approved site plan included six (6) mini -warehouse buildings totaling 30,495 square Feet. However, because of an ownership controversy involving the property, the development was dropped. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD site plan by adding 2.17 acres to the existing development, along its south side. The applicant proposes to expand the mini -warehouse development by adding four (4) buildings totaling 32,755 square feet on this property. The expanded area will be accessed through the existing mini -warehouse development from the north and from Bowman Road. A 1,518 square foot office/apartment for the property manager is proposed at the east end of Building #2. The proposed building locations, access drives and landscape areas are noted on the attached site plan. B. EXISTING CONDITIONS: The property proposed to be added to the existing mini - warehouse development contains a single family residential structure. The remainder of the property is grass -covered with few existing trees. There is a mixture of residential, office and commercial uses along Bowman Road in this immediate area, with single family residences immediately south along the west side of Bowman Road. The Cherry Creek single family subdivision is located immediately west of this site. There is one (1) single family residential structure immediately north, between this property and a retail strip center. There is also a mixture of office and commercial uses along Kanis Road in the general area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association was notified of the public hearing. 2 FILE NO.: Z -4653-F (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these street including 5 foot sidewalks with planned development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Share driveway with adjacent development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Existing topographic information at maximum five foot contour interval 100 base flood elevation is required. 8. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 9. A Grading Permit per Secs. 29-186(c) and (d) is required. 10. Bowman Road has daily average traffic count of 10,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment received. Water: A development fee based on the size of the connection applies in addition to normal charges. On- site fire protection will be required. Fire Department: Contact Dennis Free at 918-3752 regarding information on turning radii around the buildings. County Planning: No Comment. CATA: Site is not currently served by CATA. Approved for transit purposes. 3 FILE NO.: Z -4653-F (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain District. The Land Use Plan currently shows Service Trades District for this location. The expansion of existing PCD is consistent with the current land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landsca a Issues: Proposed areas set aside for buffers and landscaping meet with ordinance requirements. However, it is recommended the western land use buffer be maintained at the same width of 50 feet as is true of the existing development to the north. A 6 foot high opaque screen is required to screen this property from the residential properties to the south, north and west. This screen may be a 6 foot high wood fence with its face side directed outward or dense evergreen plantings that will grow to a minimum height of 6 feet within three years. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on December 15, 1999. The revisions and information provided address the staff and Subdivision Committee Comments. The applicant also submitted north/south and east/west sections through the property. The sections reveal that the proposed grading and filling within the property will not be excessive. The proposed retaining wall along a portion of the south property line will be approximately 4 feet tall at its highest point. The revised site plan shows a 30 foot undisturbed buffer along the west property line with an additional 20 feet which will be a rip -rap slope planted with evergreen trees. This provides a total buffer along the western boundary of 50 feet. The screening fences and landscaped areas have also been shown as required. The revised plan also shows dumpster and sign locations. The dumpster location must be screened on three (3) sides 4 FILE NO.: Z -4653-F (Cont.) with an 8 foot wood fence or wall. The applicant notes that the ground -mounted sign will be monument -type with a maximum height of 10 feet and a maximum area of 100 square feet. This falls well within the typical ordinance allowances for commercial signage. The applicant has done an adequate job in addressing the concerns and comments as raised by the Subdivision Committee and staff. The proposed revision to the existing mini -warehouse development should have no adverse effect on the surrounding property. The applicant will be providing screening and buffers (greater than the typical minimum ordinance requirements) where adjacent to residential zoned property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. The mini -warehouse buildings should be constructed of a non --:reflective material and be an earthtone color, exterior sides and roofs. 4. The dumpster area must be screened on three (3) sides with an 8 foot wood fence or wall. 5. A construction fence must be installed to protect the 30 foot undisturbed buffer along the west property line prior to any site work. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Joe White, Melanie Gibson, Kevin Hutchinson and Jim Wood were present, representing the application. Staff briefly described the revised PCD, noting that sections needed to be provided. The issues associated with the western buffer were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that a screening fence was required along the west property line. He also noted that at least 60 percent of the west 50 feet of the property (approximately 30 feet) needed to be left undisturbed. He noted that additional plantings would be required within this area. Mr. White noted that the remainder of the west 50 feet of the property (east portion) would be sloped with rip -rap and have additional landscape plantings. 5 FILE NO.: Z -4653-F (Cont. The Public Works requirements were briefly discussed. The primary focus of the discussion 'related to the proposed driveway from Bowman Road. Mr. White noted that the drive could not be shared with the adjacent property because this is a secure facility. He noted that the business would only generate approximately 15 vehicle trips per day from Bowman Road. Bob Turner, of Public Works, indicated that the proposed driveway location would be supported. Mr. White noted that he would meet with the fire department regarding the turning radii around the buildings. There being no further issues for discussion, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 6 January 6, 2000 ITEM NO.: 7 FILE NO.: Z -4653-F NAME: Kanis Road Mini -Storage - Revised PCD LOCA: West side of Bowman Road, 700 feet south of Kanis Road DEVELOPER: ENGINEER: Barnes Quinn Flake and Anderson White-Daters and Associates 400 West Capitol Avenue Little Rock, AR 72201 401 S. Victory Street Little Rock, AR 72201 AREA: 2.17 acres ZONING: R-2 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family residential PROPOSED USE: Expansion of existing mini - warehouse business VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 3, 1986, the Board of Directors passed Ordinance No. 15,105 establishing the Kanis Road Mini -storage PCD. 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 nonconforming use. The total building area approved at that time was 53,415 square feet. On April 7, 1992 as amendment to the 1986 PCD was approved. This added buildings totaling 31,620 square feet to the previous plan. On `lune 4, 1996, the Board of Directors passed Ordinance No. 17,204 approving another modification to the site plan. This revision included adding one (1) building with 11,900 square feet to the site, This brought the total number of buildings to 13 and the total building area to 96,935 square feet. Access to the site is currently gained from Kanis Road. January 6, 2000 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4653-F On February 18, 1997, the Board of Directors passed Ordinance No. 17,403 which rezoned this 2.17 acre property to PCD for a mini --warehouse development (separate owner and developer from the Funis mini -warehouse project). The approved site plan included six (6) mini -warehouse buildings totaling 30,495 square Feet. However, because of an ownership controversy involving the property, the development was dropped. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously PCD site plan by addin 2.17thexst approved development, along itsSouthsideacres to the existing The ap to expand the mini -warehouse development bylicanaddin proposes bfouuildings totaling 32,755 square feet on this propertyr {4] The expanded area will he accessed through the existing mini -warehouse development from the north and from Bowman Road. A 1,518 square property manager is prfoot office/apartment for the #2. oposed at the east end of Building The proposed building locations, access drives and landscape areas are noted on the attached site plan. B. EXISTING CONDITIONS: The property proposed to be added to the existing mini - warehouse development contains a structure. The remainder of the single family residential Property is grass -covered with few existing trees. There is a mixture of residential uses along Bowman Road in thisi office and commercial family residences immediately sommediate area, with side of Bowman Road. The Cherry Creek single family subdivision is located immediately west of this site. There one single family residential structure immediatelysnorth(1) between this property and a retail stri also a mixture of office and co P center. There is Road in the general area.`escial uses along Kanis C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association was notified of the public hearing. K January 6, 2000 SUBDIVISION ITEM NO.: 7 (Cont. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: FILE NO.: Z -4653-F 1. Bowman Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these street including 5 foot sidewalks with planned development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Share driveway with adjacent development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Existing topographic information at maximum five foot contour interval 100 base flood elevation is required. 8. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 9. A Grading Permit per Secs. 29-186(c) and (d) is required. 10. Bowman Road has daily average traffic count of 10,000. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: A development fee based on the size of the connection applies in addition to normal charges. On- site fire protection will be required. Fire Department: Contact Dennis Free at 918-3752 regarding information on turning radii around the buildings. County Planning: No Comment. CATA: Site is not currently served by CATA. Approved for transit purposes. 3 January 6, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4653-F F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain District. The Land Use Plan currently shows Service Trades District for this location. The expansion of existing PCD is consistent with the current land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: Proposed areas set aside for buffers and landscaping meet with ordinance requirements. However, it is recommended the western land use buffer be maintained at the same width of 50 feet as is true of the existing development to the north. A 6 foot high opaque screen is required to screen this property from the residential properties to the south, north and west. This screen may be a 6 foot high wood fence with its face side directed outward or dense evergreen plantings that will grow to a minimum height of 6 feet within three years. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on December 15, 1999. The revisions and information provided address the staff and Subdivision Committee Comments. The applicant also submitted north/south and east/west sections through the property. The sections reveal that the proposed grading and filling within the property will not be excessive. The proposed retaining wall along a portion of the south property line will be approximately 4 feet tall at its highest point. The revised site plan shows a 30 foot undisturbed buffer along the west property line with an additional 20 feet which will be a rip -rap slope planted with evergreen trees. This provides a total buffer along the western boundary of 50 feet. The screening fences and landscaped areas have also been shown as required. 4 January 6, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4653-F The revised plan also shows dumpster and sign locations. The dumpster location must be screened on three (3) sides with an 8 foot wood fence or wall. The applicant notes that the ground -mounted sign will be monument -type with a maximum height of 10 feet and a maximum area of 100 square feet. This falls well within the typical ordinance allowances for commercial signage. The applicant has done an adequate job in addressing the concerns and comments as raised by the Subdivision Committee and staff. The proposed revision to the existing mini -warehouse development should have no adverse effect on the surrounding property. The applicant will be providing screening and buffers (greater than the typical minimum ordinance requirements) where adjacent to residential zoned property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D` E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. The mini -warehouse buildings should be constructed of a non -reflective material and be an earthtone color, exterior sides and roofs. 4. The dumpster area must be screened on three (3) sides with an 8 foot wood fence or wall. 5. A construction fence must be installed to protect the 30 foot undisturbed buffer along the west property line prior to any site work. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Joe White, Melanie Gibson, Kevin Hutchinson and Jim Wood were present, representing the application. Staff briefly described the revised PCD, noting that sections needed to be provided. The issues associated with the western buffer were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that a screening fence was required along the west property line. He also noted that at least 60 percent of the west 50 feet of the property (approximately 30 feet) needed to be left undisturbed. 5 January 6, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4653-F He noted that additional plantings would be required within this area. Mr. White noted that the remainder of the west 50 feet of the property (east portion) would be sloped with rip -rap and have additional landscape plantings. The Public Works requirements were briefly discussed. The primary focus of the discussion related to the proposed driveway from Bowman Road. Mr. White noted that the drive could not be shared with the adjacent property because this is a secure facility. He noted that the business would only generate approximately 15 vehicle trips per day from Bowman Road. Bob Turner, of Public Works, indicated that the proposed driveway location would be supported. Mr. White noted that he would meet with the fire department regarding the turning radii around the buildings. There being no further issues for discussion, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays.