HomeMy WebLinkAboutZ-5150-B Staff AnalysisMay 1, 2014
ITEM NO.: 1 FILE NO.: Z -5150-B
NAME: Hicks Mini -Warehouse — Conditional Use Permit
LOCATION: 7500 Mabelvale Cut -Off
OWNER/APPLICANT: Satpal Kambos/H. Mark Hicks
PROPOSAL: A conditional use permit is requested to allow for
construction of a mini -warehouse development on this
vacant, C-3 zoned, 2± acre tract.
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SITE LOCATION:
The property is located on the north side of Mabelvale Cut -Off, one
property east of Chicot Road.
COMPATIBILITY WITH NEIGHBORHOOD:
The site is located within the commercial node at the Mabelvale Cut-
Off/Chicot Road intersection. Uses on the C-3 zoned properties around
the intersection include retail stores, convenience stores with gas pumps,
restaurants and small food stores. The R-2 zoned properties to the north
and east are heavily wooded and undeveloped. Other uses in the general
area include churches and a funeral home. Development of this site as a
mini -warehouse complex appears to be compatible with uses and zoning
in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and SWLR United for Progress, Rob Roy,
Chicot, West Baseline and Legion Hut Neighborhood Associations.
ON SITE DRIVES AND PARKING:
A single drive will provide access to the site from Mabelvale Cut -Off. Five
parking spaces will be located at the front of the site, near the office. The
paved areas around and adjacent to the storage units will provide parking
for the customers using the facility.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
May 1, 2014
ITEM NO.: 1
FILE NO.: Z -5150--B
A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land
use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer_ A minimum of seventy (70) percent of the
land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and proposed, shall be
as provided within the Landscape Ordinance of the City, Section 15-81.
The properties to the north and east are zoned R-2, therefore, a minimum
eighteen (18) foot buffer (6% of the average lot width) is required on the
east property line and a seventeen (17) foot wide buffer (6% of the
average lot depth) is required along the north property line.
Landscape within or adjacent to vehicular use areas shall be protected
with wheel stops, curbing, or other vehicular controls.
Landscape areas shall be provided between the vehicular use area used
for public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
Dumpsters shall be screened from abutting properties and streets. The
screen shall exceed the height of the dumpster or trash containment areas
by a least two (2) feet not to exceed eight (8) feet total height.
The development of two (2) acres or more requires an approved
landscape plan stamped with the seal of a registered landscape architect
prior to the issuance of a building permit.
A landscape irrigation system shall be required for developments of one
(1) acre or larger.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENTS:
Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
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May 1, 2014
ITEM NO.: 1_(Cont.)FILE NO.. Z -5150-B
2. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
3. Storm water detention ordinance applies to this property.
4. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
5. Close existing curb cuts not proposed to be used by installing curb and
gutter and possibly new sidewalk if the sidewalk is below the top of
curb.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted. Entergy has a three (3) Phase power
line along Mabelvale Cut-off Road at the front of the property. Contact
Entergy in advance for electrical service needs to nail down line location.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
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May 1, 2014
ITEM NO.: 1 (Cont.). FILE NO.: Z -5150-B
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW's
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1225 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted. Place Fire hydrants per Code
and maintain access.
Building Codes Comment: Project is subject to full commercial plan
review approval prior to issuance of a building permit. For information on
submittal requirements and the review process, contact a commercial
plans examiner:
Curtis Richey at (501) 371-4724; criche littlerock.or
Mark Alderfer at (501) 371-4875; malderfer littlerock.or
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (APRIL 19, 2014)
The applicant was present. Staff presented the item and noted little additional
information was needed. The applicant was asked to label the building setbacks
on the site plan. In response to a question, the applicant stated the back of the
buildings would serve as screening and opaque fence would be installed at the
couple of points where there were gaps in the buildings.
Public Works, Landscape and Outside Agency Comments were noted.
The Committee determined there were no other issues and forwarded the item
to the full Commission.
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May 1, 2014
ITEM NO.: 1 (Cont.) FILE NO.: Z -5150-B
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
development of a mini -warehouse complex on this vacant, C-3 zoned, 2 acre
tract. This tract is the eastern portion of a vacant, 3.28± acre tract which will be
subdivided into two lots.
The mini -warehouse units will be constructed of metal with metal roofs. The
units will not exceed 10 feet in height. The development is proposed with the
units all being accessed from within the interior of the development so the rear of
buildings will provide screening and security. A single driveway will provide
access to a gated entry. A small office building will be located near the front of
the property. The office will be open during normal business hours (9:00 A.M. —
5:00 P.M.). The property will close completely at 10:00 P.M. There will not be
after hour access to the site. No electricity will be provided to the units to further
discourage after hour use. The development will be built in a single phase.
There are currently no plans for a dumpster on the site. Signage will consist of a
wall sign on the office building and an 8 -foot tall, 32 square foot ground sign.
There will be no on-site residence, only the office for business during the day. All
site lighting will be low-level and directional, aimed downward and into the site.
A 17 -foot wide buffer will be provided on the site's north, east and west
perimeters. A 10 -foot utility easement is located on those perimeters but outside
of the 17 -foot buffers. The buildings will have setbacks of 27 feet on the north,
west and east perimeters. A 25 -foot setback is provided on the south (street)
perimeter. Adjacent to the office parking spaces, the street buffer is reduced to
the minimum of 9 feet, but the difference is made up for by the increased buffer
along the rest of the street perimeter of the site. The site has a 35 -foot platted
front setback. The applicant is proposing to reduce that to 25 feet which
corresponds to the setback required for the C-3 zoning district.
To staff's knowledge, there are no outstanding issues. The site is located in an
area of mixed zoning and uses. The development appears to comply with the
typical standards for development. The applicant states there is currently no bill
of assurance for the site.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
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May 1, 2014
ITEM NO.: 1 Cont. FILE NO.: Z -5150-B
2. At any point where the buildings do not completely enclose the site on the
east or north perimeters, screening is to be installed.
3. The replat of the property is to be completed prior to submittal for a building
permit.
4. If a dumpster is added to the site in the future, the dumpster location and
screening must be reviewed and approved by staff.
PLANNING COMMISSION ACTION: (MAY 1, 2014)
The applicants were present. There were no objectors present. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved, including all staff comments and conditions,
by a vote of 10 ayes, 0 noes and 1 absent.
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