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Department of Planning and Development
r 723 West Markham Street
Little Rock, Arkansas 72201-1334
�f•;w-=- Phone:(501)371A790Fax:(501)399-3435
August 15, 2023
Robert Alexander
1317 S. Summit Street
Little Rock, AR 72202
Re: File No. Z-9117-A
KustomMade Properties — Mini Storage PD-C
Dear Mr. Alexander:
This is to advise you that in connection
referenced file number the following action
its meeting on August 10, 2023:
Planning
Development
Building Codes
with your request concerning the above
was taken by the Planning Commission at
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has Itn!ggyLly been set
for September 19 2023. The meeting begins at 6:00 pm and is held in the Centre at
University Park, 6401 West 12th Street. If you have any questions please do not hesitate
to contact me at 371-4792.
V
Monte
Development Administrator
August 10, 2023
ITEM NO.: 7
NAME: KustomMade Properties — Mini Storage — PD-C
LOCATION: 2501 South State Street
DEVELOPER:
KustomMade Properties LLC
1317 South Summit Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
KustomMade Properties LLC
1317 South Summit Street
Little Rock, AR 72202
SURVEYORIENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: .50 acres
WARD: 1
CURRENT ZONING
VARIANCEIWAIVERS
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 8
O-3
None requested.
FILE NO.: Z-9117-A
FT. NEW STREET: 0 LF
CENSUS TRACT: 5
The property is located at 2501 South State Street and was developed in 1925. The
property is a three story 22,760 sq ft building. The property historically has been occupied
for office use.
A. ROPOSALIREQLIESTIAPPLICANT'S STATEMENT:
The applicant is proposing to rezone the property located at 2501 South State
Street from 0-3 to PD-C to allow for the conversion of an existing office building to
a climate -controlled mini self -storage facility with offices on the third floor. They
August 10, 2023
ITEM NO.: 7 (Cont.)FILE NO.: Z-9117-A
are also asking that C-3 permitted uses be included as permitted uses and
alternative options. All storage will be contained within the building and there will
be no outside storage of materials, vehicles, RV's etc. at this site.
B. EXISTING CONDITIONS:
The site contains a three (3) story office building located at the corner of State
Street and West Roosevelt. The building has concrete paved parking in the back
of the building. The remaining portion of the block is zoned PRD. R-4 zoned
property containing single-family residences is located to the south and to the north
side of West Roosevelt Road is the Capital Zoning District.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Entergy: No comments received.
Summit En_eEgy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Full Plan Review
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODESILANDSCAPE:
Building Code: No comment.
6
August 10, 2023
ITEM NO.: 7 Cont. FILE NO.: Z-9117-A
Landscape:
Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances,
Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX —
Buffers and Screening.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot 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.
In addition to the required screening, buffers are to be landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements
cannot count toward fulfilling this requirement. The required screening shall
extend the full length of a property where any outside activity is located for
ten (10) feet on either side of such activity. The activities to be screened
include, but are not limited to, parking lots, drives, sanitation areas,
commercial static display of merchandise, loading docks, utility service
facilities and heating and air conditioning equipment. Where development
which requires screening abuts land use of a more restrictive nature at least
eighty (80) percent of the view of the vehicular use area and parked vehicles
shall be screened to not be visible when viewed from the adjacent property.
A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening standards
are intended to apply during all seasons of the year. A minimum of fifty (50)
percent of the trees and a minimum of seventy-five (75) percent of the shrubs
to be used for screening purposes shall be evergreen varieties. Maximum
spacings of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
3
August 10, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9117-
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces. Please
indicate the square footage of the areas considered for the interior landscape
area.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Office (0) and Residential High Density (RH) for the requested
area. The Office (0) category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. The Residential High Density (RH) category accommodates
residential development of more than twelve (12) dwelling units per acre. The
application is to rezone from 0-3 to PD-C for mini -storage.
West of the application area in the Office (0) area is a lot with a professional office.
The Office (0) category represents services provided directly to consumers (e.g.,
legal, financial, medical) as well as general offices which support more basic
economic activities. To the west, south and east of the RH is Residential Low
Density (RL) with a fraternal organization and single-family homes. The Residential
Low Density (RL) category provides for single-family homes at densities not to
4
August 10, 2023
ITEM NO.: 7 (Cont.
FILE NO.: Z-9117-A
exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single-family homes but may also include patio or
garden homes and cluster homes, provided that the density remains less than 6
units per acre. Adjacent to the east and south of the site is Residential High
Density (RH) with apartments. The Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units
per acre. East of the apartments is a liquor store in a Mixed Use (MX) area and a
convenience store in an area of Commercial (C). The Mixed Use (MX) category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The Commercial (C) category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. There has been one nearby
Land Use Plan amendment (Ord. 22042) in the past ten years. To the east of
application site an area of RL was amended to Neighborhood Commercial (NC)
use in 2021. The Neighborhood Commercial (NC) category includes limited
small-scale commercial development in close proximity to a neighborhood,
providing goods and services to that neighborhood market area.
Master Street Plan:
West Roosevelt Road is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Curb cuts should be
minimized to allow for continuous traffic flow. On Roosevelt Road a Right -of -Way
(ROW) of 70 feet with a four -lane section is required. Sidewalks are required on
both sides. South State Street is a Local Street on the Master Street Plan. Local
Streets are roads designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. The standard Right-of-way is 50'.
Sidewalks are required on one side. A Local Street which abuts non-residential or
residential use which is more intense than duplex or two -unit residential is a
Commercial Street. These streets have the same design standard as a Collector.
Right-of-way is 60'. Sidewalks are required on both sides. These streets may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
To the north side of West Roosevelt Road is the Capital Zoning District.
5
August 10, 2023
ITEM NO.: 7 Coi
K ANALYSIS:
FILE NO.: Z-9117-A
The applicant is proposing to rezone the property located at 2501 South State
Street from 0-3 to PD-C to allow for the conversion of an existing office building to
a climate -controlled mini self -storage facility with offices on the third floor. They
are also asking that C-3 permitted uses be included as permitted uses and
alternative options. All storage will be contained within the building and there will
be no outside storage of materials, vehicles, RV's etc. at this site.
The site contains a three (3) story office building located at the corner of State
Street and West Roosevelt. The building has concrete paved parking in the back
of the building. The remaining portion of the block is zoned PRD. R-4 zoned
property containing single-family residences is located to the south and to the north
side of West Roosevelt Road is the Capital Zoning District.
Days and hours of operation are: 7 days a week with the following work schedule
for onsite staff: 8:00 am — 5:30 pm Monday through Saturday and Sunday: 10 am-
2 pm. During these hours there will be a staff member on site to sell new units or
help with any other questions. If an existing owner needs to access their unit from
the rear of the building under the awning there will be a coded access panel that
will allow them entrance. On the front and the rear of the building, as well as the
side stairway doors there will be a code access box that can be used during the
hours of 8:30 am — 11 pm. Between 11 pm and 8:30 am the building will be
completely locked to everyone except building owners and management.
There are no signs located on the property. Any future signage must comply with
Section 36-555 (signs permitted in commercial zones).
Parking shown of the site plan complies with the City's Zoning Ordinance. Staff
feels the existing parking will be sufficient to serve the proposed use.
If there is to be dumpsters on this site, they must be screened and comply with
Section 36-523 of the City's Zoning Ordinance.
The applicant is proposing no additional sight lighting at this time. Any future new
sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-C rezoning to allow conversion of the
existing office building to a climate -controlled self -storage facility with offices on
the third floor. Staff feels the request is reasonable. Staff believes that the
applicant is proposing a quality plan for re -use pf the existing vacant office building.
To staff's knowledge, there are no outstanding issues associated with this request.
August 10, 2023
ITEM NO.: 7 Cont. FILE NO.: Z-9117-A
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C rezoning, subject to
compliance with the comments and conditions outlined in paragraph E & F, and
the staff analysis, of the agenda staff report and that there be no outside storage
of any kind.
PLANNING COMMISSION ACTION: (AUGUST 10, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
7