Loading...
HomeMy WebLinkAboutZ-6788 Staff AnalysisJanuary 6, 2000 ITEM NO.: 15 NAME: Bryels - Revised PCD LOCATION: 8510 Colonel Miller Road DEVELOPER: ENGINEER: FILE NO.: Z-6788 Clarence E. Bryels McGetrick & McGetrick 8510 Colonel Miller Road 319 E. Markham St., Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 5.86 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Mini -warehouse business PROPOSED USE: Mini -warehouse, U -Haul truck and trailer rental, Fed Ex/UPS drop-off and pickup station VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 16,161 on February 4, 1992, rezoning this property to PCD for a mini -warehouse development. The approved site plan included eight (8) mini - warehouse buildings (52,593 square feet total), a 729 square foot office building, a 100 square foot portable building and a 936 square foot residential structure (manager's quarters). The approved plan included a gravel access drive from Colonel Miller Road and gravel drives around the mini -warehouse buildings. The following structures currently exist on the property: 1. Three (3) mini -warehouse buildings. 2. The 729 square foot office building. 3. The 100 square foot portable building. 4. The 936 square foot manager's residence. January 6, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z-6788 The applicant proposes to revise the previously approved PCD by adding three (3) mini -warehouse buildings to the site plan and rearranging the buildings layout; and by adding U -Haul truck/trailer rental and Fed Ex/UPS drop- off/pickup service as permitted uses. The applicant proposes to add three (3) mini -warehouse buildings to the site. The total area will increase from 52,593 square feet to 63,960 square feet. The arrangement of the mini -warehouse buildings is also being revised. The revised layout provides better maneuvering area between the buildings and increased building setbacks from the north and west property lines, where adjacent to R-2 zoned property. The applicant also proposes to add U -Haul truck/trailer rental and Fed Ex/UPS drop-off/pickup service as permitted uses on the property. The applicant has shown an area on the site plan, within the southeast one-quarter of the property, to be used as U -Haul truck and trailer display. The applicant notes that only rental service will be done on the site and that no truck service/repair, trailer hitch installation, etc. will be done. The applicant proposes to provide a Fed Ex and UPS drop-off/pickup service within the existing office building on the site. Existing and proposed buildings and drives, landscaped areas and the proposed U -Haul display areas are noted on the attached site plan. B. EXISTING CONDITIONS: There is an existing mini -warehouse business on the site, which includes three (3) mini -warehouse buildings, an office building and a manager's residence. There is a church immediately east of this site, with a larger multifamily development and golf course further east across Colonel Miller Road. There is vacant undeveloped property to the north and west, with three (3) single family residences to the south along the west side of Colonel Miller Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood. The Otter Creek and Crystal Neighborhood Associations were notified of hearing. K comment from the Valley the public January 6, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6788 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn 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 streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Colonel Glenn Road has a 1996 average daily traffic count of 5,400. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to "Traffic Engineering. 8. Existing topographic information at maximum five foot contour interval 100 base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Secs. 29-186(c) and (d) is required. 11. Contact the ADPC&E for approval prior to start of work is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. Water: If additional water service is needed, execution of a preannexation agreement and approval of the City will be required. A development fee based on the size of connection applies in addition to normal charges. On site fire protection will be required upon annexation to the City. 3 January 6, 2000 SUBDIVISION ITEM NO.: 15 {Cont.} FILE NO.: Z-6788 Fire Department: Maintain 20 foot access around all buildings. Contact Dennis Free at 918-3752 for information on fire hydrant placement and turning radii. County Planning: No Comment. CATA: Site is not currently served by CATA. Approved for transit purposes. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Crystal Valley Planning District. The current Land Use Plan shows Existing Condition Planned Commercial Development. Development of a PCD is consistent with this land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: If this site were to be viewed as a typical "C-4" Outdoor Display District no display would be allowed within the front 20 feet of the property. The proposed wash rack projects 22 feet into the land use full depth requirement of 27 feet. The minimum depth requirement at any given point is 6 feet. The proposed buffer behind the wash rack appears to be 5 feet in depth. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings that grow to a height of 6 feet within three years, is required north, south and west of this site. G. ANALYSIS: The applicant submitted a revised site plan to staff on December 14, 1999. The revised plan addresses some of the concerns expressed by staff, however, there is additional information which was requested at the Subdivision Committee meeting which has not been provided. The revised plan shows an existing dumpster location, eliminates the 4 January 6, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6788 truck wash rack from the property, moves the U -Haul display area 20 feet back from the front property line and provides for landscape screening along all property lines. The revised plan also shows a concrete apron for the existing drive from Colonel Miller Road, pavement of the drive for approximately 80 feet and a stormwater detention area. The additional information which has not been provided is as follows: 1. Hours of operation. 2. Existing and/or proposed signage with details. 3. The dumpster area should be screened on three (3) sides with an 8 foot wood fence. 4. Provide legal right of access to this property. 5. Provide proof of ownership history for the church property (deed records) to show that it has been a separately owned piece of property for at least ten (10) years. 6. Proposed treatment of the U -Haul display area (pavement, gravel?). If the church owned property immediately east of this site has'not been a separately owned piece of property for at least 10 years, a possible subdivision issue will exist. This issue along with the right of access issue needs to be resolved prior to the Commission taking action on this application. Staff feels that the revised site plan for the mini - warehouse development is a better plan than was previously approved. The plan provides for better vehicular circulation around the buildings and increased setbacks from the north and west residential property lines. The revised plan also makes provisions for landscape screening along all property lines. Staff also feels that the proposed U -Haul truck and trailer rental use will not greatly increase the intensity of the property's use, given the fact that both the mini -warehouse and truck/trailer rental uses are C-4 type uses. However, staff feels that the U -Haul display area should be paved. 61 January 6, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6788 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. Hours of operation should be provided. 3. Existing and/or proposed signage should shown on the site plan with details. 4. Any site lighting should be low-level and directed away from adjacent property. 5. The existing dumpster should be screened on three (3) side with an 8 foot wood fence. 6. The U -Haul display area should be paved. 7. The issues relating to legal right of access to this property and the proof of ownership for the church property need to be resolved prior to the Commission acting on this application. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Bob Lowe and Pat McGetrick were present, representing the application. Staff briefly described the revised PCD site plan. Staff noted that information was needed showing legal right of access to this property and ownership history for the adjacent church property. Staff also noted concerns with the proposed location of the U -Haul display area and the wash rack. These issues were briefly discussed. The Public Works requirements were briefly discussed. It was noted that improved driveway access needed to be provided to this property. It was noted that the applicant needed to contact the fire department regarding fire hydrant information and to discuss turning radii between the buildings. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Pat McGetrick was present, representing the application. Staff briefly described the revised PCD site plan. C January 6, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6788 In response to questions from staff, Mr. McGetrick noted the following: 1. The hours of operation will be from 7:00 a.m. to 7:00 p.m., daily. 2. There is an existing 16 square foot sign on the property. No additional signs are proposed. 3. The dumpster area will be screened as required. 4. The U -Haul display area will be paved as requested by staff. Commissioner Berry asked why the U -Haul display area needed to be paved. Staff explained that it was a typical ordinance requirement to pave vehicular use areas. Staff further explained that gravel vehicular use areas that are subject to truck traffic can generate a large amount of dust. This issue was briefly discussed with regards to paving the vehicular use area to eliminate dust and aid in any vehicular fluid leakage. There was a motion to approve the revised PCD as recommended by staff, with the additional information as provided by Mr. McGe£rick. The motion was approved with a vote of 9 ayes, 0 nays and 2 absent. 7 FILE NO.: Z-6788 NAME: Bryels - Revised PCD LOCATION: 8510 Colonel Miller Road DEVELOPER: ENGINEER: Clarence E. Bryels 8510 Colonel Miller Road Little Rock, AR 72209 AREA: 5.86 acres ZONING: PCD McGetrick & McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Mini -warehouse business PROPOSED USE: Mini -warehouse, U -Haul truck and trailer rental, Fed Ex/UPS drop-off and pickup station VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 16,161 on February 4, 1992, rezoning this property to PCD for a mini -warehouse development. The approved site plan included eight (8) mini - warehouse buildings (52,593 square feet total), a 729 square foot office building, a 100 square foot portable building and a 936 square foot residential structure (manager's quarters). The approved plan included a gravel access drive from Colonel Miller Road and gravel drives around the mini -warehouse buildings. The following structures currently exist on the property: 1. Three (3) mini -warehouse buildings. 2. The 729 square foot office building. 3. The 100 square foot portable building. 4. The 936 square foot manager's residence. FILE NO.: Z-6788 (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD by adding three (3) mini -warehouse buildings to the site plan and rearranging the buildings layout; and by adding U -Haul truck/trailer rental and Fed Ex/UPS drop- off/pickup service as permitted uses. The applicant proposes to add three (3) mini -warehouse buildings to the site. The total area will increase from 52,593 square feet to 63,960 square feet. The arrangement of the mini -warehouse buildings is also being revised. The revised layout provides better maneuvering area between the buildings and increased building setbacks from the north and west property lines, where adjacent to R-2 zoned property. The applicant also proposes to add U -Haul truck/trailer rental and Fed Ex/UPS drop-off/pickup service as permitted uses on the property. The applicant has shown an area on the site plan, within the southeast one-quarter of the property, to be used as U -Haul truck and trailer display. The applicant notes that only rental service will be done on the site and that no truck service/repair, trailer hitch installation, etc. will be done. The applicant proposes to provide a Fed Ex and UPS drop-off/pickup service within the existing office building on the site. Existing and proposed buildings and drives, landscaped areas and the proposed U -Haul display areas are noted on the attached site plan. B. EXISTING CONDITIONS: There is an existing mini -warehouse business on the site, which includes three (3) mini -warehouse buildings, an office building and a manager's residence. There is a church immediately east of this site, with a larger multifamily development and golf course further east across Colonel Miller Road. There is vacant undeveloped property to the north and west, with three (3) single family residences to the south along the west side of Colonel Miller Road. C_ NEIGHBORHOOD COMMENTS: As of this writing, staff has neighborhood. The Otter Creek Neighborhood Associations were hearing. 2 received no comment from the and Crystal Valley notified of the public FILE NO.: Z-6788 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn 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 streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Colonel Glenn Road has a 1996 average daily traffic count of 5,400. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Existing topographic information at maximum five foot contour interval 100 base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Secs. 29-186(c) and (d) is required. 11. Contact the ADPC&E for approval prior to start of work is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. Water: If additional water service is needed, execution of a preannexation agreement and approval of the City will be required. A development fee based on the size of connection applies in addition to normal charges. On site fire protection will be required upon annexation to the City. Fire Department: Maintain 20 foot access around all buildings. Contact Dennis Free at 918-3752 for information on fire hydrant placement and turning radii. 3 FILE NO.: Z-6788 (Cont.) County Plannincg: No Comment. CATA: Site is not currently served by CATA. Approved for transit purposes. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This -request is in the Crystal Valley Planning District. The current Land Use Plan shows Existing Condition Planned Commercial Development. Development of a PCD is consistent with this land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: If this site were to be viewed as a typical "C-4" Outdoor Display District no display would be allowed within the front 20 feet of the property. The proposed wash rack projects 22 feet into the land use full depth requirement of 27 feet. The minimum depth requirement at any given point is 6 feet. The proposed buffer behind the wash rack appears to be 5 feet in depth. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings that grow to a height of 6 feet within three years, is required north, south and west of this site. G. ANALYSIS: The applicant submitted a revised site plan to staff on December 14, 1999. The revised plan addresses some of the concerns expressed by staff, however, there is additional information which was requested at the Subdivision Committee meeting which has not been provided. The revised plan shows an existing dumpster location, eliminates the truck wash rack from the property, moves the U -Haul display area 20 feet back from the front property line and provides for landscape screening along all property lines. The revised plan also shows a concrete apron for the existing drive from Colonel Miller Road, pavement of the drive for approximately 80 feet and a stormwater detention area. 4 FILE NO.: Z-6788 (Cont.) The additional information which has not been provided is as follows: 1. Hours of operation. 2. Existing and/or proposed signage with details. 3. The dumpster area should be screened on three (3) sides with an 8 foot wood fence. 4. Provide legal right of access to this property. 5. Provide proof of ownership history for the church property (deed records) to show that it has been a separately owned piece of property for at least ten (10) years. 6. Proposed treatment of the U -Haul display area (pavement, gravel?). If the church owned property immediately east of this site has not been a separately owned piece of property for at least 10 years, a possible subdivision issue will exist. This issue along with the right of access issue needs to be resolved prior to the Commission taking action on this application. Staff feels that the revised site plan for the mini - warehouse development is a better plan than was previously approved. The plan provides for better vehicular circulation around the buildings and increased setbacks from the north and west residential property lines. The revised plan also makes provisions for landscape screening along all property lines. Staff also feels that the proposed U -Haul truck and trailer rental use will not greatly increase the intensity of the property's use, given the fact that both the mini -warehouse and truck/trailer rental uses are C-4 type uses. However, staff feels that the U -Haul display area should be paved. 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. Hours of operation should be provided. 3. Existing and/or proposed signage should shown on the site plan with details. 4. Any site lighting should be low-level and directed away from adjacent property. 5. The existing dumpster should be screened on three (3) side with an 8 foot wood fence. 5 FILE NO.: Z-6788 (Cont.) 6. The U -Haul display area should be paved. 7. The issues relating to legal right of access to this property and the proof of ownership for the church property need to be resolved prior to the Commission acting on this application. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Bob Lowe and Pat McGetrick were present, representing the application. Staff briefly described the revised PCD site plan. Staff noted that information was needed showing legal right of access to this property and ownership history for the adjacent church property. Staff also noted concerns with the proposed location of the U -Haul display area and the wash rack. These issues were briefly discussed. The Public Works requirements were briefly discussed. It was noted that improved driveway access needed to be provided to this property. It was noted that the applicant needed to contact the fire department regarding fire hydrant information and to discuss turning radii between the buildings. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Pat McGetrick was present, representing the application. Staff briefly described the revised PCD site plan. In response to questions from staff, Mr. McGetrick noted the following: 1. The hours of operation will be from 7:00 a.m. to 7:00 p.m., daily. 2. There is an existing 16 square foot sign on the property. No additional signs are proposed. 3.The dumpster area will be screened as required. 4. The U -Haul display area will be paved as requested by staff. Commissioner Berry asked why the U -Haul display area needed to be paved. Staff explained that it was a typical ordinance requirement to pave vehicular use areas. Staff further explained that gravel C FILE NO.: Z-6788 (Cont.) vehicular use areas that are subject to truck traffic can generate a large amount of dust. This issue was briefly discussed with regards to paving the vehicular use area to eliminate dust and aid in any vehicular fluid leakage. There was a motion to approve the revised PCD as recommended by staff, with the additional information as provided by Mr. McGetrick. The motion was approved with a vote of 9 ayes, 0 nays and 2 absent. 7