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HomeMy WebLinkAboutZ-4796-A Staff AnalysisFILE NO.: Z-47 6-A NAME: RIVERSIDE BOX SUPPLY, INC. -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION:-- On. -the -north side of Fourche Dam Pike, at 7008 Fourche Dam Pike DEVELOPER: ENGINEER: Kenneth R. Ring Samuel L. Davis RIVERSIDE BOX SUPPLY CO., INC. S. DAVIS CONSULTING, INC. P. O. Box 95004 5301 West 8th. Street Little Rock, AR 72295-5004 Little Rock, AR 72204 490-1569 664-0324 AREA: 9.1 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Warehouse & Distribution; Mini -storage facility; and single-family residential PLANNING DISTRICT: 25 CENSUS TRACT: 40.03 VARIANCES RE RESTED: 1. Approval of a 5 -year deferral of boundary street improvements to Fourche Dam Pike. 2. Approval of a waiver of the sidewalk along the Fourche Dam Pike frontage of the site. 3. Approval of a waiver of the requirement to provide a paved driveway and maneuvering area to and around the mini -storage facility. 4. Approval of a variance from the requirement to provide 24 foot wide driveways on the site. STATEMENT OF PROPOSAL: The applicant proposes a mixed-use planned development in order to: 1) construct an addition to an existing warehousing and distribution business facility; 2) construct two additional mini -warehouse buildings; and, 3) continue using a residential structure located on the property for residential use. The existing warehouse and distribution building is an 18,000± building. There is a loading dock and covered loading area in conjunction with this building. Offices for the business are located in a detached 950 square foot building. An asphalt FILE-47 -A C nt. parking area for 15 vehicles is provided. There is an existing 10 foot wide asphalt drive extending northward from Fourche Dam Pike to the north edge of the distribution-warehouse building. This drive provides access-to, not only the distribution- warehouse building, but to the office structure, the existing mini-storage buildings, and the residence located on the property. The existing mini-storage buildings are located north of the existing distribution-warehouse building. There are two buildings, one with 3,000 square feet; the second, 6,000 square feet. There is a residence on the property, immediately off Fourche Dam Pike, plus two storage buildings. The applicant proposes, as a phase I development, to construct a 29,000 square foot addition to the distribution-warehouse building. This addition is planned to be built along the west side of the existing building. It is to house, not only additional warehousing space, but office space for the business. It is to be a single-story building, with walls at 14 feet high and the roof peak at 20 feet. Phase I is to be undertaken in 1995. The phase II development is to involve the first of two additional mini-storage buildings. This building is planned to be a 6,000 square foot building containing 40 storage spaces. The building is proposed to be a single-story building, with 8 foot high walls. Phase II development is proposed to take place in 1997, or later. The phase III development involves constructing another addition to the distribution-warehouse building. The addition is to provide another 40,000 square feet of warehousing area, and is to be an extension of the phase I building to the north. This phase is planned for 2000 or later. The phase IV development is the construction of the second mini- storage building. It, too, is a 6,000 square foot building, containing 40 units, and with 8 foot high walls. This phase is planned for 2001 or later. The hours of operation of the business and of the mini-storage are, currently, 8:00 AM to 5:00 PM, Monday through Friday. The present hours of operation are not planned to be changed. The applicant proposes to install fencing and lighting for the security of the site. The existing 10 foot wide asphalt driveway is proposed to remain "as-is". No extension of the driveway is proposed or is, according to the applicant, needed. The applicant explains that, due to the very flat topography of the site, paving around the mini-storage buildings would cause flooding of these units; therefore, the applicant seeks a waiver of the requirement that the access to and maneuvering space FILE NO.: Z-47 -A (Cont-) around the mini -storage units be paved. These drives are currently gravel, and, according to the applicant, provide acceptable access to the mini -storage facility. The applicant explains that there are seven employees, and that the 15 parking spaces is sufficient. The 10 foot wide drive, the applicant states, serves the needs of the site without any problems. A variance from the requirement that a 24 foot drive be provided is sought. Fourche Dam Pike is built to county road standards, and there is no other development in the area which would cause the roadway to be widened. The applicant, then, seeks a five-year deferral of the requirement that Fourche Dam Pike be widened to Master Street Plan standards. The applicant is, however, amenable to dedicating the required right-of-way for Fourche Dam Pike. The area is in a rural setting. There are no other sidewalks along Fourche Dam Pike, states the applicant. A wavier of the requirement to construct a sidewalk along the Fourche Dam Pike frontage of the site, then, is requested. A. PROPOSAL RE UEST: Review by the Planning Commission and approval by the Board of Directors is requested for a Planned Commercial Development for a mixed use development involving a distribution and warehousing use, a mini -storage use, and a residential use. A five-year deferral is requested for having to provide boundary street improvements to Fourche Dam Pike; a wavier is requested from the requirement that a sidewalk be constructed along the Fourche Dam Pike frontage of the property; a waiver is sought from the requirement that a paved driveway and maneuvering space be provided to and around the mini -storage buildings; and, a variance is requested from the requirement that the on-site drives be 20 feet, and permit the existing 10 foot wide drive to remain "as -is". B. EXISTINGCONDITIONS: The site is currently occupied by the applicant. It contains the existing 18,000 square foot warehouse and a covered dock area, a 950 square foot office structure, two mini -storage buildings, a residence, and two out -buildings. The site, reports the applicant, was purchased, with the current warehouse and mini -storage buildings being built, in 1980-82, when the area was outside the City Limits. The City, the applicant reports, annexed the area in 1983, from which time there has been no additional construction undertaken. The site is currently zoned R-2, with the R-2 zoning district extending to all properties surrounding the site. 3 FILE Z-47 6-A nt. W 42 ENGI EERI TILITY MMENT : The Public Works staff notes the following: 1) The property is located in Zone X, per FIRM 050181 0014E, dated 11/3/93. A grading and NPDES Permit Notice of Intent must be submitted prior to beginning work on the site. 2) All drives should asphalt and be a minimum of 24' in width to provide adequate access for emergency vehicles. A cul-de-sac or suitable alternative must be provided at the end of the drive to allow vehicles to turn around. The apron at the public street should have minimum turn -out radii per City standards. 3) Right-of-way to meet City standards must be dedicated. Fourche Dam Pike is a collector street, which requires 60' of right-of-way (wider if open ditches are provided along the roadway). The minimum width of pavement is 361, and a sidewalk is required along the Fourche Dam Pike frontage of the site. Construct 1/2 of the required boundary street section. 4) A stormwater detention analysis is required. Water Works comments that on-site fire protection will be required. Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department commented that a 20' asphalt driveway will be required to be added. On-site fire hydrants may be required. ISSUES/LEGAL/TECHNICAL/DES_TGN: Sec. 31-201.h of the Code states: "Whenever a (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way." The applicant is seeking a 5 -year deferral from the requirement that Fourche Dam Pike be constructed to Master Street Plan standards, and a waiver of the requirement to construct the sidewalk. These two requests, the deferral and wavier of boundary street and sidewalk requirements must be approved by the Board of Directors. The variance involving pavement width 4 FILE NO.: Z-47 -A Cont. and the waiver of the requirement to proved a paved driveway and maneuvering space are staff -level matters. The Neighborhoods and Planning Site Plan Review Specialist comments that a 6' high opaque screen, either a wooden fence with the face directed outward or dense evergreen planting, is required along the north, east, and west property lines. Additional screening may not be required west of the proposed main building, provided the building has no windows or doors on its west side. Trees with an average spacing of 40' and shrubs at 10' are required within the land use buffers along the north, east, and west property lines. Compliance with the Landscape Ordinance will be required. The Planning staff reports that the planned development is in the Port District. The adopted Land Use Plan recommends single-family use of the site. The existing use is in conflict with the plan. E. ANALYSIS: Although the existing use is in conflict with the adopted Land Use Plan, it is an existing use. The applicant maintains that the proposed building additions and structures are being requested in order to continue the present non -conforming use; no change in use, or addition of other uses is proposed. Staff can support the applicant's request on that basis. Because the area of the applicant's property along Fourche Dam Pike is in an area that is not developing at this time, staff can support the deferral of the improvements to Fourche Dam Pike and the waiver of the sidewalk requirement. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development and of the boundary street deferral and sidewalk waiver. SUBDIVISION COMMITTEE COMMENT: (JUNE 8, 1995) Mr. Kenneth Ring, the applicant, was present. The Planning staff outlined the request and reviewed with Mr. King the comments contained in the discussion outline. The Public Works staff explained the Public Works comments; specifically, the comments concerning the Master Street Plan requirements. The Planning staff commented that the site plan needed to have more detail provided concerning landscaping, buffer fencing, and access drives to the existing and new mini -storage buildings. Mr. King responded that he would get with his design professional, and that they would meet with staff in the following days. The Committee forwarded the item to the full Commission for the public hearing. 5 FILE O.: Z-47 6-A Cont. PLANNING COMMISSION ACTION: (TUNE 27, 1995) The Chairman asked Bobby Sims, of the Planning Staff, to present the item and staff recommendation. Sims outlined the application, the various variances and waivers that have been requested 1. A deferral of the street improvements on the boundary street, Fourche Dam Pike, for a period of 5 years 2. Approval of a waiver of sidewalk along Fourche Dam Pike 3. Approval of a waiver of parking and driveway maneuvering space internal to the development to be retained as it currently exists. 4. A waiver of the driveway width providing circulation from the street to the various elements of the project. Normal requirement is 20 to 24 feet. Applicant desires to retain the approximate 10 foot driveway as it now exists. Staff recommendation is approval of the project with a specific position on the waivers. The recommendation concerning the physical improvements and waivers to be offered by Public Works. The Chairman then asked that David Scherer, of Public Works, come forward and address this issue. Scherer announced that Public Works did not have a problem with the deferral of the improvements on the street, Fourche Dam Pike. He pointed out they normally prefer less than 5 years, normally 2 or 3 years is what is offered by the Commission. He added an additional comment, that, on some recent developments that an additional condition was added. The additional condition was that the improvements be installed before the time limit or at such time as adjacent developments install improvements. David Scherer stated he would prefer that the sidewalk waiver be tied to the street and not waived in its entirety. He stated the Traffic Engineering Division of Public Works still maintains that the minimum 20 foot driveway be provided internal to the project. He opposes the retention of the narrow drive to serve such a development. He stated, that, as to the parking and other maneuvering areas within the site, there was some general opposition to that request. The Chairman then asked the applicant to come forward and present his application. Mr. Kenneth Ring, representing Riverside Box, came to the lectern and offered a lengthy outline of the history of their business, the type of business performed there and the specific request he was placing before the Commission. He stated this business absolutely does not have additional floor space and expansion is imperative. He then moved his r FILE NO.: Z -47967_A (Cont. conversation to the area of identifying businesses in the Little Rock area, especially nearby in the port that utilize his business facilities. King then offered a brief overview of the geography of the area identifying streets, vacant lands and adjacent land users. He also offered some commentary of the composition of the proposed mini -storage. It being approximately 50150 as far as business and residential uses. As to the variances, he addressed the street deferral by saying he did not think that it would make the property very attractive by adding those improvements at this time. The Chairman then asked Mr. King if he would respond to what David Scherer, of Public works, had commented on with respect to the variances and deferral. The Chairman specifically asked him to address the point of whether or not he was willing to add a condition if other adjacent properties improve the street or were required to, that he would do likewise. Mr. King responded by saying that it would be acceptable. Mr. King also added some comments as to the paving requirements internal to the site. He stated that this is very sandy soil and that there is no runoff problem at this time. But, he added that the construction of paving, he felt like, might create a drainage problem. The Chairman asked Mr. King to explain some of the graphic information presented on his site plan. Mr. King gave a brief overview of the buildings and the development areas. The conversation between the Chairman and Mr. King then moved to the subject of how the internal drives maneuvering and parking could possibly be improved over time. A consensus was reached between Mr. King and the Chairman. Phase I of the project would be allowed to construct buildings without improving drives or parking, but when Phase II and III are brought on-line and those permits were issued the parking, drives and maneuvering areas will be brought up to code. Mr. King felt that this was an acceptable arrangement and agreed a deferral in this manner could work. Mr. King also offered at this point that the drive servicing this project through Phase I could be widened with initial construction. In clarification of a question by Commissioner Chachere, Mr. King stated that Phase I includes only the large building addition to the existing warehouse structure, thereby, no need to extend the gravel or paved areas for the other later buildings at this time. Mr. King stated that access to the building and the new expansion of Phase I will continue to utilize the current access and drive. when the initial buildings come for permits, the drives around the other buildings and parking areas would be improved. Mr. King's engineer, Mr. Sam Davis, pointed out that he would have to phase this in a way that the drives and improvements control not the various structures that were being proposed in that phase. 7 FILE NO,: Z-4795-A (C_ont._) After this discussion, the Chairman asked David Scherer, of Public Works, if the discussion here was nearing Public Works' requirements or recommendations. Mr. Scherer stated emphatically that the City did not support the retention or construction of gravel parking lots. He stated that Public Works would have not trouble accepting the phased deferral of the improvements. Scherer identified some of the problems attendant to utilizing gravel parking lots. There being no further comments offered by members of the Commission, the Chairman placed the item before the Commission for a vote as amended by the applicant. The waivers now being modified as follows: 1. Fourche Dam Pike street improvements to be deferred for a period of 5 years or until adjacent improvements are initiated by others. That deferral would also include sidewalk with the street. 2. The next and last would be a variance that would permit Phase I to be constructed without the construction of on-site drives or improvements. But with the initiation of Phase II, the driveway through the site to serve that parcel and later phases would be widened to 24 feet. Each subsequent phase would be improved with paved drives, parking and maneuvering. The Chairman then asked for the vote. The vote was produced as 9 ayes, 0 nays and 2 absent. At the point of the completion of the votes, a member of the audience gained the attention of the Chairman and asked if she was not permitted to speak on this matter. The Chairman said for the moment that the vote would be suspended until a determination was made about the speaker's position. There were two persons present, Mr. and Mrs. Jones, adjacent residents. Mrs. Jones came to the lectern and expressed one question which was whether or not this was a rezoning of the property. Several persons including the Chairman and Bobby Sims, of the Planning Staff, addressed her question by identifying the type of classification action before the Commission and said it was a, form of rezoning. The Chairman asked if Mrs. Jones' question had been adequately answered. She indicated that she was satisfied. The Chairman then returned the issue to the Commission to confirm the vote as previously offered. The vote was 9 ayes, 0 nays and 2 absent. The PCD application is approved with recommendation on the variances and deferrals to the City Board. 8 FILE z-4? -A nt. After this discussion, the Chairman asked David Scherer, of Public Works, if the discussion here was nearing Public Works' requirements or recommendations. Mr. Scherer stated emphatically that the City did not support the retention or construction of gravel parking lots. He stated that Public Works would have not trouble accepting the phased deferral of the improvements. Scherer identified some of the problems attendant to utilizing gravel parking lots. There being no further comments offered by members of the Commission, the Chairman placed the item before the Commission for a vote as amended by the applicant. The waivers now being modified as follows: 1. Fourche Dam Pike street improvements to be deferred for a period of 5 years or until adjacent improvements are initiated by others. That deferral would also include sidewalk with the street. 2. The next and last would be a variance that would permit Phase I to be constructed without the construction of on-site drives or improvements. But with the initiation of Phase II, the driveway through the site to serve that parcel and later phases would be widened to 24 feet. Each subsequent phase would be improved with paved drives, parking and maneuvering. The Chairman then asked for the vote. The vote was produced as 9 ayes, 0 nays and 2 absent. At the point of the completion of the votes, a member of the audience gained the attention of the Chairman and asked if she was not permitted to speak on this matter. The Chairman said for the moment that the vote would be suspended until a determination was made about the speaker's position. There were two persons present, Mr. and Mrs. Jones, adjacent residents. Mrs. Jones came to the lectern and expressed one question which was whether or not this was a rezoning of the property. Several persons including the Chairman and Bobby Sims, of the Planning Staff, addressed her question by identifying the type of classification action before the Commission and said it was a, form of rezoning. The Chairman asked if Mrs. Jones' question had been adequately answered. She indicated that she was satisfied. The Chairman then returned the issue to the Commission to confirm the vote as previously offered. The vote was 9 ayes, 0 nays and 2 absent. The PCD application is approved with recommendation on the variances and deferrals to the City Board. 8 FILE 2-47 -A NAME: RIVERSIDE BOX SUPPLY, INC. -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the north side of Fourche Dam Pike, at 7008 Fourche Dam Pike DEVELOPER: Kenneth R. Ring RIVERSIDE BOX SUPPLY CO., INC. P. O. Box 95004 Little Rock, AR 72295-5004 490-1569 AREA: 9.1 ACRES NTTMBER OF LOT : 1 ENGINEER: Samuel L. Davis S. DAVIS CONSULTING, INC. 5301 West 8th. Street Little Rock, AR 72204 664-0324 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USE Warehouse & Distribution; Mini -storage facility; and single-family residential PLANNING DISTRICT: 25 CENSUS TRACT: 40.03 VARIANCES REQUESTED: 1. Approval of a 5 -year deferral of boundary street improvements to Fourche Dam Pike. 2. Approval of a waiver of the sidewalk along the Fourche Dam Pike frontage of the site. 3. Approval of a waiver of the requirement to provide a paved driveway and maneuvering area to and around the mini -storage facility. 4. Approval of a variance from the requirement to provide 24 foot wide driveways on the site. STATEMENT QF PRQPQSAL: The applicant proposes a mixed-use planned development in order to: 1) construct an addition to an existing warehousing and distribution business facility; 2) construct two additional mini -warehouse buildings; and, 3) continue using a residential structure located on the property for residential use. The existing warehouse and distribution building is an 18,000± building. There is a loading dock and covered loading area in conjunction with this building. Offices for the business are located in a detached 950 square foot building. An asphalt ILE NQ.: Z -4796-A _. (-C-ant parking area for 15 vehicles is provided. There is an existing 10 foot wide asphalt drive extending northward from Fourche Dam Pike to the north edge of the distribution -warehouse building. This drive provides access to, not only the distribution - warehouse building, but to the office structure, the existing mini -storage buildings, and the residence located on the property. The existing mini -storage buildings are located north of the existing distribution -warehouse building. There are two buildings, one with 3,000 square feet; the second, 6,000 square feet. There is a residence on the property, immediately off Fourche Dam Pike, plus two storage buildings. The applicant proposes, as a phase I development, to construct a 29,000 square foot addition to the distribution -warehouse building. This addition is planned to be built along the west side of the existing building. It is to house, not only additional warehousing space, but office space for the business. It is to be a single -story building, with walls at 14 feet high and the roof peak at 20 feet. Phase I is to be undertaken in 1995. The phase II development is to involve the first of two additional mini -storage buildings. This building is planned to be a 6,000 square foot building containing 40 storage spaces. The building is proposed to be a single -story building, with 8 foot high walls. Phase II development is proposed to take place in 1997, or later. The phase III development involves constructing another addition to the distribution -warehouse building. The addition is to provide another 40,000 square feet of warehousing area, and is to be an extension of the phase I building to the north. This phase is planned for 2000 or later. The phase IV development is the construction of the second mini - storage building. It, too, is a 6,000 square foot building, containing 40 units, and with 8 foot high walls. This phase is planned for 2001 or later. The hours of operation of the business and of the mini -storage are, currently, 8:00 AM to 5:00 PM, Monday through Friday. The present hours of operation are not planned to be changed. The applicant proposes to install fencing and lighting for the security of the site. The existing 10 foot wide asphalt driveway is proposed to remain "as -is". No extension of the driveway is proposed or is, according to the applicant, needed. The applicant explains that, due to the very flat topography of the site, paving around the mini -storage buildings would cause flooding of these units; therefore, the applicant seeks a waiver of the requirement that the access to and maneuvering space 2 FILE Z-47 -A (Cont.) around the mini -storage units be paved. These drives are currently gravel, and, according to the applicant, provide acceptable access to the mini -storage facility. The applicant explains that there are seven employees, and that the 15 parking spaces is sufficient. The 10 foot wide drive, the applicant states, serves the needs of the site without any problems. A variance from the requirement that a 24 foot drive be provided is sought. Fourche Dam Pike is built to county road standards, and there is no other development in the area which would cause the roadway to be widened. The applicant, then, seeks a five-year deferral of the requirement that Fourche Dam Pike be widened to Master Street Plan standards. The applicant is, however, amenable to dedicating the required right-of-way for Fourche Dam Pike. The area is in a rural setting. There are no other sidewalks along Fourche Dam Pike, states the applicant. A wavier of the requirement to construct a sidewalk along the Fourche Dam Pike frontage of the site, then, is requested. A. PROPOSAL1_REOIIEST: Review by the Planning Commission and approval by the Board of Directors is requested for a Planned Commercial Development for a mixed use development involving a distribution and warehousing use, a mini -storage use, and a residential use. A five-year deferral is requested for having to provide boundary street improvements to Fourche Dam Pike; a wavier is requested from the requirement that a sidewalk be constructed along the Fourche Dam Pike frontage of the property; a waiver is sought from the requirement that a paved driveway and maneuvering space be provided to and around the mini -storage buildings; and, a variance is requested from the requirement that the on-site drives be 20 feet, and permit the existing 10 foot wide drive to remain "as -is". B. EXISTING ONDITIONS: The site is currently occupied by the applicant. It contains the existing 18,000 square foot warehouse and a covered dock area, a 950 square foot office structure, two mini -storage buildings, a residence, and two out -buildings. The site, reports the applicant, was purchased, with the current warehouse and mini -storage buildings being built, in 1980-82, when the area was outside the City Limits. The City, the applicant reports, annexed the area in 1983, from which time there has been no additional construction undertaken. The site is currently zoned R-2, with the R-2 zoning district extending to all properties surrounding the site. 3 FILE Z-47 -A n' C. LM ENGINEERIN(33IUTILITY COMMENTS: The Public Works staff notes the following: 1) The property is located in Zone X, per FIRM 050181 0014E, dated 11/3/93. A grading and NPDES Permit Notice of Intent must be submitted prior to beginning work on the site. 2) All drives should asphalt and be a minimum of 24, in width to provide adequate access for emergency vehicles. A cul-de-sac or suitable alternative must be provided at the end of the drive to allow vehicles to turn around. The apron at the public street should have minimum turn -out radii per City standards. 3) Right-of-way to meet City standards must be dedicated. Fourche Dam Pike is a collector street, which requires 60' of right-of-way (wider if open ditches are provided along the roadway). The minimum width of pavement is 361, and a sidewalk is required along the Fourche Dam Pike frontage of the site. Construct 1/2 of the required boundary street section. 4) A stormwater detention analysis is required. Water Works comments that on-site fire protection will be required. Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department commented that a 20' asphalt driveway will be required to be added. On-site fire hydrants may be required. ISSUESILEGALITECHNICAL/DE_STGN: Sec. 31-201.h of the Code states: "Whenever a (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way." The applicant is seeking a 5 -year deferral from the requirement that Fourche Dam Pike be constructed to Master Street Plan standards, and a waiver of the requirement to construct the sidewalk. These two requests, the deferral and wavier of boundary street and sidewalk requirements must be approved by the Board of Directors. The variance involving pavement width 4 FTLE Z-47 -A(Cont) and the waiver of the requirement to proved a paved driveway and maneuvering space are staff -level matters. The Neighborhoods and Planning Site Plan Review Specialist comments that a 6' high opaque screen, either a wooden fence with the face directed outward or dense evergreen planting, is required along the north, east, and west property lines. Additional screening may not be required west of the proposed main building, provided the building has no windows or doors on its west side. Trees with an average spacing of 40' and shrubs at 10' are required within the land use buffers along the north, east, and west property lines. Compliance with the Landscape Ordinance will be required. The Planning staff reports that the planned development is in the Port District. The adopted Land Use Plan recommends single-family use of the site. The existing use is in conflict with the plan. E. ANALYSIS: Although the existing use is in conflict with the adopted Land Use Plan, it is an existing use. The applicant maintains that the proposed building additions and structures are being requested in order to continue the present non -conforming use; no change in use, or addition of other uses is proposed. Staff can support the applicant's request on that basis. Because the area of the applicant's property along Fourche Dam Pike is in an area that is not developing at this time, staff can support the deferral of the improvements to Fourche Dam Pike and the waiver of the sidewalk requirement. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development and of the boundary street deferral and sidewalk waiver. SUBDIVISION COMMITTEE COMMENT: (JUNE 8, 1995) Mr. Kenneth Ring, the applicant, was present. The Planning staff outlined the request and reviewed with Mr. King the comments contained in the discussion outline. The Public Works staff explained the Public Works comments; specifically, the comments concerning the Master Street Plan requirements. The Planning staff commented that the site plan needed to have more detail provided concerning landscaping, buffer fencing, and access drives to the existing and new mini -storage buildings. Mr. King responded that he would get with his design professional, and that they would meet with staff in the following days. The Committee forwarded the item to the full Commission for the public hearing. 5 FILE NO.: Z -4796-A (Cont.) PLANNING COMMISSION ACTION: (JUNE 27, 1995) The Chairman asked Bobby Sims, of the Planning Staff, to present the item and staff recommendation. Sims outlined the application, the various variances and waivers that have been requested 1. A deferral of the street improvements on the boundary street, Fourche Dam Pike, for a period of 5 years 2. Approval of a waiver of sidewalk along Fourche Dam Pike 3. Approval of a waiver of parking and driveway maneuvering space internal to the development to be retained as it currently exists. 4. A waiver of the driveway width providing circulation from the street to the various elements of the project. Normal requirement is 20 to 24 feet. Applicant desires to retain the approximate 10 foot driveway as it now exists. Staff recommendation is approval of the project with a specific position on the waivers. The recommendation concerning the physical improvements and waivers to be offered by Public Works. The Chairman then asked that David Scherer, of Public Works, come forward and address this issue. Scherer announced that Public Works did not have a problem with the deferral of the improvements on the street, Fourche Dam Pike. He pointed out they normally prefer less than 5 years, normally 2 or 3 years is what is offered by the Commission. He added an additional comment, that, on some recent developments that an additional condition was added. The additional condition was that the improvements be installed before the time limit or at such time as adjacent developments install improvements. David Scherer stated he would prefer that the sidewalk waiver be tied to the street and not waived in its entirety. He stated the Traffic Engineering Division of Public Works still maintains that the minimum 20 foot driveway be provided internal to the project. He opposes the retention of the narrow drive to serve such a development. He stated, that, as to the parking and other maneuvering areas within the site, there was some general opposition to that request. The Chairman then asked the applicant to come forward and present his application. Mr. Kenneth Ring, representing Riverside Box, came to the lectern and offered a lengthy outline of the history of their business, the type of business performed there and the specific request he was placing before the Commission. He stated this business absolutely does not have additional floor space and expansion is imperative. He then moved his 6 FILE NO.: z -4796-A (Co conversation to the area of identifying businesses in the Little Rock area, especially nearby in the port that utilize his business facilities. Ring then offered a brief overview of the geography of the area identifying streets, vacant lands and adjacent land users. He also offered some commentary of the composition of the proposed mini -storage. It being approximately 50/50 as far as business and residential uses. As to the variances, he addressed the street deferral by saying he did not think that it would make the property very attractive by adding those improvements at this time. The Chairman then asked Mr. Ring if he would respond to what David Scherer, of Public Works, had commented on with respect to the variances and deferral. The Chairman specifically asked him to address the point of whether or not he was willing to add a condition if other adjacent properties improve the street or were required to, that he would do likewise. Mr. Ring responded by saying that it would be acceptable. Mr. Ring also added some comments as to the paving requirements internal to the site. He stated that this is very sandy soil and that there is no runoff problem at this time. But, he added that the construction of paving, he felt like, might create a drainage problem. The Chairman asked Mr. Ring to explain some of the graphic information presented on his site plan. Mr. Ring gave a brief overview of the buildings and the development areas. The conversation between the Chairman and Mr. Ring then moved to the subject of how the internal drives maneuvering and parking could possibly be improved over time. A consensus was reached between Mr. Ring and the Chairman. Phase I of the project would be allowed to construct buildings without improving drives or parking, but when Phase II and III are brought on-line and those permits were issued the parking, drives and maneuvering areas will be brought up to code. Mr. Ring felt that this was an acceptable arrangement and agreed a deferral in this manner could work. Mr. Ring also offered at this point that the drive servicing this project through Phase I could be widened with initial construction. In clarification of a question by Commissioner Chachere, Mr. Ring stated that Phase I includes only the large building addition to the existing warehouse structure, thereby, no need to extend the gravel or paved areas for the other later buildings at this time. Mr. Ring stated that access to the building and the new expansion of Phase I will continue to utilize the current access and drive. When the initial buildings come for permits, the drives around the other buildings and parking areas would be improved. Mr. King's engineer, Mr. Sam Davis, pointed out that he would have to phase this in a way that the drives and improvements control not the various structures that were being proposed in that phase. 7 FILE N Z-47 -A n •. After this discussion, the Chairman asked David Scherer, of Public Works, if the discussion here was nearing Public Works' requirements or recommendations. Mr. Scherer stated emphatically that the City did not support the retention or construction of gravel parking lots. He stated that Public Works would have not trouble accepting the phased deferral of the improvements. Scherer identified some of the problems attendant to utilizing gravel parking lots. There being no further comments offered by members of the Commission, the Chairman placed the item before the Commission for a vote as amended by the applicant. The waivers now being modified as follows: 1. Fourche Dam Pike street improvements to be deferred for a period of 5 years or until adjacent improvements are initiated by others. That deferral would also include sidewalk with the street. 2. The next and last would be a variance that would permit Phase I to be constructed without the construction of on-site drives or improvements. But with the initiation of Phase II, the driveway through the site to serve that parcel and later phases would be widened to 24 feet. Each subsequent phase would be improved with paved drives, parking and maneuvering. The Chairman then asked for the vote. The vote was produced as 9 ayes, 0 nays and 2 absent. At the point of the completion of the votes, a member of the audience gained the attention of the Chairman and asked if she was not permitted to speak on this matter. The Chairman said for the moment that the vote would be suspended until a determination was made about the speaker's position. There were two persons present, Mr. and Mrs. Jones, adjacent residents. Mrs. Jones came to the lectern and expressed one question which was whether or not this was a rezoning of the property. Several persons including the Chairman and Bobby Sims, of the Planning Staff, addressed her question by identifying the type of classification action before the Commission and said it was a, form of rezoning. The Chairman asked if Mrs. Jones' question had been adequately answered. She indicated that she was satisfied. The Chairman then returned the issue to the Commission to confirm the vote as previously offered. The vote was 9 ayes, 0 nays and 2 absent. The PCD application is approved with recommendation on the variances and deferrals to the City Board. 8 June 27, 1995 IT�Q. ; _3 _ FILE NO, _ Z-47 2& -A NAME: RIVERSIDE BOX SUPPLY, INC. SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the north side of Fourche Dam Pike, at 7008 Fourche Dam Pike DEVELOPER: ENGINEER: Kenneth R. King Samuel L. Davis RIVERSIDE BOX SUPPLY CO., INC. S. DAVIS CONSULTING, INC. P. O. Box 95004 5301 West 8th. Street Little Rock, AR 72295-5004 Little Rock, AR 72204 490-1569 664-0324 AREA: 9.1 ACRES NUMEER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Warehouse & Distribution; Mini -storage facility; and single-family residential PLANNING DISTRICT: 25 CEN$U$_TRACT: 40.03 VARIANCES REQUESTED: 1. Approval of a 5 -year deferral of boundary street improvements to Fourche Dam Pike. 2. Approval of a waiver of the sidewalk along the Fourche Dam Pike frontage of the site. 3. Approval of a waiver of the requirement to provide a paved driveway and maneuvering area to and around the mini -storage facility. 4. Approval of a variance from the requirement to provide 24 foot wide driveways on the site. STATEMENT OF PROPOSAL: The applicant proposes a mixed-use planned development in order to: 1) construct an addition to an existing warehousing and distribution business facility; 2) construct two additional mini -warehouse buildings; and, 3) continue using a residential structure located on the property for residential use. June 27, 1995 HDIVI ITEM NQ • 3 Cont.) FILE NO,: Z -4796 - The existing warehouse and distribution building is an 18,000± building. There is a loading dock -and covered loading area in conjunction with this building. Offices for the business are located in a detached 950 square foot building. An asphalt parking area for 15 vehicles is provided. There is an existing 10 foot wide asphalt drive extending northward from Fourche Dam Pike to the north edge of the distribution -warehouse building. This drive provides access to, not only the distribution - warehouse building, but to the office structure, the existing mini -storage buildings, and the residence located on the property. The existing mini -storage buildings are located north of the existing distribution -warehouse building. There are two buildings, one with 3,000 square feet; the second, 6,000 square feet. There is a residence on the property, immediately off Fourche Dam Pike, plus two storage buildings. The applicant proposes, as a phase I development, to construct a 29,000 square foot addition to the distribution -warehouse building. This addition is planned to be built along the west side of the existing building. It is to house, not only additional warehousing space, but office space for the business. It is to be a single -story building, with walls at 14 feet high and the roof peak at 20 feet. Phase I is to be undertaken in 1995. The phase II development is to involve the first of two additional mini -storage buildings. This building is planned to be a 6,000 square foot building containing 40 storage spaces. The builO.ing is proposed to be a single -story building, with 8 foot high walls. Phase II development is proposed to take place in 1997, or later. The phase III development involves constructing another addition to the distribution -warehouse building. The addition is to provide another 40,000 square feet of warehousing area, and is to be an extension of the phase I building to the north. This phase is planned for 2000 or later. The phase IV development is the storage building. It, too, is containing 40 units, and with 8 planned for 2001 or later. construction of the second mini - 6,000 square foot building, foot high walls. This phase is The hours of operation of the business and of the mini -storage are, currently, 8:00 AM to 5:00 PM, Monday through Friday. The present hours of operation are not planned to be changed. The applicant proposes to install fencing and lighting for the security of the site. The existing 10 foot wide asphalt driveway 2 June 27, 1995 SUBDIVISION ITEM NO.: 3 (Cont. ) __FIL_E_ NQ_; Z_-47.96. -A is proposed to remain "as -is". No extension of the driveway is propos@d or is, according to the ap$licant, needed. The applicant explains that, due to the very flat topography of the site, paving around the mini -storage buildings would cause flooding of these units; therefore, the applicant seeks a waiver of the requirement that the access to 4nd maneuvering space around the mini -storage units be paved. These drives are currently gravel, and, according to the applicant, provide acceptable access to the mini -storage facility. The applicant explains that there are seven employees, and that the 15 parking spaces is sufficient. The 10 foot wide drive, the applicant states, serves the needs of the site without any problems. A variance from the requirement that a 24 foot drive be provided is sought. Fourche Dam Pike is built to county road standards, and there is no other development in the area which would cause the roadway to be widened. The applicant, then, seeks a five-year deferral of the requirement that Fourche Dam Pike be widened to Master Street Plan standards. The applicant is, however, amenable to dedicating the required right-of-way for Fourche Dam Pike. The area is in a rural setting. There are no other sidewalks along Fourche Dam Pike, states the applicant. A wavier of the requirement to construct a sidewalk along the Fourche Dam Pike frontage of the site, then, is requested. A. PROPOSALLREODES_T: Review by the Planning Commission and approval by the Board of Directors is requested for a Planned Commercial Development for a mixed use development involving a distribution and warehousing use, a mini -storage use, and a residential use. A five-year deferral is requested for having to provide boundary street improvements to Fourche Dam Pike; a wavier is requested from the requirement that a sidewalk be constructed along the Fourche Dam Pike frontage of the property; a waiver is sought from the requirement that a paved driveway and maneuvering space be provided to and around the mini -storage buildings; and, a variance is requested from the requirement that the on-site drives be 20 feet, and permit the existing 10 foot wide drive to remain "as -is". B. EXISTING, _COUD-ITI.ONS : The site is currently occupied by the applicant. It contains the existing 18,000 square foot warehouse and a covered dock area, a 950 square foot office structure, two mini -storage buildings, a residence, and two out -buildings. The site, reports the applicant, was purchased, with the current warehouse and mini -storage buildings being built, in 1980-82, when the area was outside the City Limits. The 3 June 27, 1995 S 11VI I ITEM 3 Cant.) FILE NQ.--,- Z-4796- City, the applicant reports, annexed the area in 1983, from which time there has been no additional construction undertaken. The site is currently zoned R-2, with the R-2 zoning district extending to all properties surrounding the site. C. ENGINEERING/UTILITY COMMENTS: The Public Works staff notes the following: 1) The property is located in Zone X, per FIRM 050181 0014E, dated 11/3/93. A grading and NPDES Permit Notice of Intent must be submitted prior to beginning work on the site. 2) All drives should asphalt and be a minimum of 24' in width to provide adequate access for emergency vehicles. A cul-de-sac or suitable alternative must be provided at the end of the drive to allow vehicles to turn around. The apron at the public street should have minimum turn -out radii per City standards. 3) Right-of-way to meet City standards must be dedicated. Fourche Dam Pike is a collector street, which requires 60' of right-of-way (wider if open ditches are provided along the roadway). The minimum width of pavement is 361, and a sidewalk is required along the Fourche Dam Pike frontage of the site. Construct 1/2 of the required boundary street section. 4) A stormwater detention analysis is required. Water Works comments that on-site fire protection will be required. Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Hell Telephone Co. approved the submittal without comment. The Fire Department commented that a 20' asphalt driveway will be required to be added. On-site fire hydrants may be required. 4 ane 27, 1995 SUBDIVISION ITEM NO.: 3 (Cont ) FILE N(].: Z -4796-A D. I E LE AL TE HNI AL DE IG Sec. 31-201.h of the Code states: "Whenever a (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way." The applicant is seeking a 5 -year deferral from the requirement that Fourche Dam Pike be constructed to Master Street Plan standards, and a waiver of the requirement to construct the sidewalk. These two requests, the deferral and wavier of boundary street and sidewalk requirements must be approved by the Board of Directors. The variance involving pavement width and the waiver of the requirement to proved a paved driveway and maneuvering space are staff -level matters. The Neighborhoods and Planning Site Plan Review Specialist comments that a 6' high opaque screen, either a wooden fence with the face directed outward or dense evergreen planting, is required along the north, east, and west property lines. Additional screening may not be required west of the proposed main building, provided the building has no windows or doors on its west side. Trees with an average spacing of 40' and shrubs at 10' are required within the land use buffers along the north, east, and west property lines. Compliance with the Landscape ordinance will be required. The Planning staff reports that the planned development is in the Port District. The adopted Land Use Plan recommends single-family use of the site. The existing use is in conflict with the plan. E. ANALYSIS• Although the existing use is in conflict with the adopted Land Use Plan, it is an existing use. The applicant maintains that the proposed building additions and structures are being requested in order to continue the present non -conforming use; no change in use, or addition of other uses is proposed. Staff can support the applicant's request on that basis. Because the area of the applicant's property along Fourche Dam Pike is in an area that is not developing at this time, staff can support the deferral of the improvements to Fourche Dam Pike and the waiver of the sidewalk requirement. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development and of the boundary street deferral and sidewalk waiver. 5 June 27, 1995 . SUBDIVISION ITEM NO.; 3(Cont, ) FILE NO.: Z -4796-A ,gBDIVI ION COMMITTEE COMMENT: (June 8, 1995) Mr. Kenneth King, the applicant, was present. The Planning staff outlined the request and reviewed with Mr. King the comments contained in the discussion outline. The Public Works staff explained the Public Works comments; specifically, the comments concerning the Master Street Plan requirements. The Planning staff commented that the site plan needed to have more detail provided concerning landscaping, buffer fencing, and access drives to the existing and new mini -storage buildings. Mr. King responded that he would get with his design professional, and that they would meet with staff in the following days. The Committee forwarded the item to the full Commission for the hearing. 6