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HomeMy WebLinkAboutZ-5600-B Staff AnalysisDecember 7, 2000 ITEM NO.: 14 NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Z -5600-B Chenal Parkway Mini -Storage - Revised Conditional Use Permit 24300 Chenal Parkway Guardsmart Storage Centers / Pat McGetrick PROPOSAL: To amend an existing conditional use permit by revising the layout of the additional mini -storage buildings and adding truck rental to the use on property zoned C-3, General Commercial. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The existing site is located on the east side of Chenal Parkway approximately 350 feet north of the intersection with Highway 10. 2. COMPATIBILITY WITH NEIGHBORHOOD: A phased construction of the mini -storage complex was . approved in May 1997. Several buildings have been in place since 1997 and Staff is not aware of any compatibility problems. The site is zoned C-3, General Commercial. The zoning to the northwest is 0-3, General Office, Planned Commercial District across Chenal Parkway to the west and R-2, Single Family Residential to the north, east, and most of the south. The site is surrounded by tree covered land to the north and east. There is an Entergy substation directly to the south and two single family residences immediately to the southeast. Across Chenal Parkway there is a quick lube and a gas station. Staff believes the amended site should continue to not have an adverse impact on most of the surrounding properties, and minimal effect on the R-2 zoned properties. The Aberdeen Neighborhood Association, all property owners within 200 feet, and all residents within 300 feet that could be identified;= were notified of the public hearing. December 7, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5600-B 3. ON SITE DRIVES AND PARKING: There is one existing 36 foot wide driveway into the complex with a controlled access gate into the storage area. Just before the gate is the office. In front of the office are four parking spaces. Those spaces would satisfy the required parking for the 1200 foot office with the manager's apartment above the office. Adequate parking is shown around the storage buildings. In addition an area for boats and recreational vehicles has been set aside, as well as eight spaces to park rental trucks. Parking and driveways should be adequate. 4. SCREENING AND BUFFERS: A 6 -foot high opaque screen, either a wooden fence or dense evergreen plantings, is required where adjacent to residential properties to the north, east and south. An irrigation system to water landscaped areas will be required. A registered landscape architect will be required to prepare the landscape plan prior to a building permit being issued. 5. PUBLIC WORKS COMMENTS: a. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. b. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention ordinance applies to this property. e. Easements for proposed stormwater detention facilities are required. f. Easements shown for proposed storm drainage are required. g. Show direction of flow for water courses leaving the property. h. A grading permit will be required on this new development. - 2 December 7, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5600-B 1. An ADEQ permit for NPDES discharge compliance is required. j. Turning radii and aisle widths must be approved by the Fire Department. k. This property must comply with new land alteration ordinance, buffers, and tree removal. 6. UTILITY AND FIRE DEPT. COMMENTS: 7. Water: An acreage charge of $300 per acre applies in addition to normal charges. On site fire protection will be required in the area being added. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ASA: Approved as submitted. Entergy: Approved as submitted. Fire Department: Contact Dennis Free, 371-3752, at the fire department concerning turning radii. CATA: No comments requested. Outside CATA service area. STAFF ANALYSIS: The applicant has requested to amend an existing conditional use permit by revising the layout of the additional mini -storage buildings and adding truck rental to the use. A phased construction of the mini -storage complex was approved in May 1997. The full site consists of about 4.2 acres. This application is for the second of the two phases. It includes a revised layout for an additional six storage buildings, plus adds truck rental to the use. Parking for eight rental trucks is shown on the proposed site plan. The exterior of the additional one-story buildings would match the existing ones, including a brick face on the new building closest to Chenal. The proposed plan meets or exceeds setback requirements and other site layout requirements. This site is not within the Chenal Parkway or Highway 10 Overlay Districts. K3 December 7, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5600-B During the on site review, Staff found that the owners had not met one of the original conditional use permit conditions. The primary area of concern is Conditioned Storage. Conditioned or climate controlled storage was specifically agreed to not be used. However, at least one major building contains conditioned storage. Staff is reluctant to recommend approval of the requested expansions to the conditional use permit when a violation of the original C.U.P. exists. The issue of conditioned storage must be addressed by the Commission. Staff's original position was that conditioned storage was more like warehousing, which is not allowed in C-3 zoning even as a C.U.P. That would require Planned Commercial Development zoning. 8. STAFF RECOMMENDATION: Staff is reluctant to recommend approval of the requested expansions to the conditional use permit when a violation of the original C.U.P. exists. If that violation can be resolved or specifically addressed by the Commission, then Staff could recommend approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. Comply with Fire Department Comment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. SUBDIVISION COMMITTEE COMMENTS: (NOVEMBER 16, 2000) Pat McGetrick was present representing the application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. Specific items covered were: designating the boat and --RV parking with driveways on either side; correcting the legal description to include lot 2; facing the buildings along Chenal viith 4 December 7, 2000 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -5600-B brick/masonry; proper screening; and, labeling utility easements. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) Pat McGetrick and Chris Thornton were present representing the application. There were no registered objectors present. Staff presented the item noting that one of the conditions in the original conditional use permit had not been adhered to. That condition specifically excluded the use of "conditioned or environmentally controlled storage spaces." Staff stated they were reluctant to recommend approval without the Commission dealing with this non-conformance. If that issue could be addressed and resolved by the Commission, then Staff could recommend approval of the application subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above, plus the added condition that the exterior facing of the buildings along Chenal be brick/masonry. Staff commented that the storage buildings existing and proposed were divided into small units, not large open areas, and that configuration could be "environmentally controlled" and still meet the criteria for an allowable use through a conditional use permit in C-3 zoning. Large open areas within buildings or entire buildings that were environmentally controlled would be considered warehouses, not mini -storage, and would not be allowed in C-3 zoning. Chris Thornton, the developer of this complex, explained the background as he understood it that brought this application to this point with its two violations of truck rental and environmentally controlled storage space. His justification was based on a misunderstanding of the terminology and what was required to permit what he wanted to do. He stated it was not done to knowingly avoid the requirements or proper procedures. Madam Chair Adcock suggested to Mr. Thornton that he check with the Planning and Development Department before he does any more future development on this site to see if it would be allowed. 5 December 7, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5600-B Commissioner Nunnley asked the applicant to confirm that he would maintain the configuration of his buildings as mini - storage units, not buildings with large open bays or have entire buildings used for bulk storage. Mr. Thornton said he would maintain the mini -storage configuration, and in fact that the building construction wouldn't allow anything else. Commissioner Nunnley also asked the applicant if this current revised plan was the final plan. Mr. Thornton replied that as far as he knew it was, and that it would be quite some time before all the buildings on this plan would be completed. Mini -storage with some environmentally controlled units and limited truck rental as shown was all that he planned at this time. Commissioner Faust mentioned that in light of the current violations, one question of the Commission was the credibility of the applicant. She stated that based on the discussion that she felt his credibility was fine with her. A motion was made to approve the application as submitted to include staff comments and recommendations. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and abstention by Commissioner Downing. 0