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HomeMy WebLinkAboutZ-7348 Staff AnalysisFebruary 6, 2003 ITEM NO.: 13.1 FILE NO.: Z-7348 NAME: Morgan Storage Facility Short -form PCD LOCATION: on the northwest corner of Highway 10 and Morgan Cemetery Road DEVELOPER: ENGINEER: The Storage Place, LLC McGetrick & McGetrick 34 Dogwood Lake Drive 319 E. President Clinton Avenue Texarkana, TX 75503 Little Rock, AR 72201 AREA: 3.462 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Office/Warehouse and Storage Facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The development plan for this 3.462 acre site, which is located on the corner of Highway 10 and Morgan Cemetery Road, will include office/warehouse and storage facilities; including one building for boats and RV's. There is 418.22 feet of frontage along Highway 10 and the office/warehouse building will run parallel with the highway. The building will be metal with either rock, tilt wall or brick on the front and sides. A forty (40) foot landscaped buffer is proposed in the front and the building will be set back 100 -feet from Highway 10. The buildings will be 25 -feet from the property line on the remaining three sides. February 6, 2003 SUBDIVISION ITEM NO.: 93.1 (Cont.) FILE NO.: Z-7348 The storage buildings are proposed as metal with steel beams located behind the office/warehouse building with screening on both sides as well as in the back. The metal will be stone color with green trim, gutters and downspouts. There will only be one entry way located approximately in the middle of the property. It will be at least 25 -feet wide. The driveways will be asphalt with concrete curbs, gutters and aprons. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a drainage ditch running through the middle of the site from north to south. The Joe T. Robinson Elementary School is located to the east of the site, across Morgan Cemetery Road and the Joe T. Robinson Middle and High School campus is located to the southeast across Highway 10. The land adjacent to the site to the west contains a non -conforming auto garage. Properties proposed as a part of the Chenal Valley Development are located directly south of the site and are currently vacant. There is a connecting road from the south, Northfield Drive, adjacent to Joe T. Robinson High School. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site, along with all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. There is not an active neighborhood association located in this area. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Morgan Cemetery Road is classified on the Master Street Plan as a collector street. The proposed dedication of 60 -feet of total right-of-way is acceptable. 3. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to the streets including 5 -foot sidewalks with planned development. 4. The proposed driveway location is acceptable for purposes of meeting the spacing requirements of Section 30-43. 5. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 2 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 Cont. FILE NO.: Z-7348 6. Plans for all work in right-of-way shall be submitted for approval prior to start of work. However, since the property lies outside the city limits, no permits from Public Works are required. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: No comment received. Center -Point Energy: No comment received. SBC: A 10 -foot utility easement will be required along the west property line. Contact Charles McDonald at 373-5112 for additional details. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Fire Department having jurisdiction 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. Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PCD for a office warehouse and mini -storage facility. A Land Use Plan Amendment (LU03-29-01) for a change to Mixed Office Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a City of Little Rock recognized Neighborhood Action Plan. 3 February 6, 2003 SUBDIVISION ITEM NO.: 13.1(Cont.)FILE NO.: Z-7348 Landscape Issues: The plan submitted fails to provide the twenty-six (26) foot wide land use buffer required along the northern perimeter and the twenty-one (21) foot land use buffer along the western perimeter. Additionally, the plan submitted fails to provide for the twenty-one (21) foot wide street buffer along Morgan Cemetery Road. The Landscape Ordinance requirement is a minimum nine (9) foot wide landscape strip along the northern, eastern and western perimeters of the site. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Additional credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the applicant. Staff gave a brief overview of the proposed development and stated there was additional information needed on the proposed site plan. Staff requested all paved areas be shown, the screening materials of the proposed dumpster and the maximum building height of the units. Staff also requested the applicant provide the gate material proposed. Staff stated any additional site lighting must be low level and directional, directed away from residentially zoned property. Public Works comments were addressed. Staff requested a 45 -foot from centerline dedication of right-of-way along Highway 10 and 30 -foot from centerline of right-of-way dedication along Morgan Cemetery Road. Staff also requested road construction per the Master Street Plan for each of these road sections. Landscaping comments were addressed. Staff stated the area along Morgan Cemetery Road fell short of the required land use buffer requirement. Staff stated the buildings could be relocated and the back of the mini -warehouse buildings used to screen and fulfill the ordinance requirement. Mr. McGetrick 4 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-7348 stated he would consider relocating the two outside buildings to meet the requirement. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing the issues raised at Subdivision Committee meeting. The applicant has indicated the maximum building height to be 20 -feet for the mini -warehouse buildings and 15 -feet for the office/warehouse building. The applicant has also indicated the dumpster will be screened on three (3) sides with a wood fence at least two (2) feet above the finished height of the dumpster. The proposal includes a total of 106 units of mini -warehouse units and a 12,500 square foot office/warehouse facility. The proposal includes 15 - 10 x 10 units, 7 - 10 x 15 units, 22 - 10 x 20 units 56 - 10 x 30 units and 6 - 25 x 40 units. The applicant proposes one employee for the mini -warehouse facility. The applicant proposes the placement of forty-four (44) parking spaces. The typical minimum parking required would be seventeen (17) spaces. The proposed parking is sufficient to meet the typical minimum parking demand. The applicant proposes the placement of the buildings 25 -feet from the east and west property lines and to use the rear of the buildings as screening for the development. The applicant is also requesting to use the back of the rear building to screen from the adjacent single-family zoned property to the north. Drive lanes will be a minimum of 25 -feet in width more than adequate to meet the requirement of the Little Rock Fire Department. The applicant has proposed a single sign located near the eastern driveway in the landscaped area. The sign will comply with the City of Little Rock standard for signage in commercial zones or 36 -feet in height not to exceed 160 square feet in sign area. Staff would recommend the sign area not exceed the sign area allowed under the Highway 10 Overlay District for Commercial Building Signage or a single ground mounted monument style sign not to exceed six (6) feet in height and seventy-two (72) square feet in area. The site lies just outside the Highway 10 Overlay District but Staff feels the concept should be continued along this section of Highway 10, if possible. The applicant proposes the days of hours of operation to be 24 -hours per day seven (7) days per week and the office/warehouse hours are proposed as 7:00 am to 6:00 pm Monday through Saturday. 4i February 6, 2003 UBDIViSION ITEM NO.- 13.1 (Cont.) FILE NO.: Z-7348 Staff does not feel the proposed development "fits" the area. Even though this site is outside the Highway 10 Overlay District Boundaries the site is very close to the western boundary of Highway 300. The uniqueness of Highway 10 should be preserved and the natural beauty maintained. The site is shown on the Future Land Use Plan as Single Family as is the area around the site. There are Commercial Nodes established on the Future Land Use Plan in the area, which have not developed. Staff feels there is sufficient area designated on the Future Land Use Plan for commercial development and commercial developments should be limited to the established nodes at this time. There is an elementary school to the east of the site and a middle and high school to the southeast of the site. A non -conforming auto repair business is located to the west of the site with the remainder of the area undeveloped or single-family homes. Just west of the western leg of Morgan Cemetery Road is a established Commercial Node with vacant properties. Staff feels the applicant should explore other locations for this type intense development. Staff has tried to maintain the integrity of the Corridor and limit the placement of mini - warehouse development and strip retail center. Staff feels the proposed development would jeopardize the intent of the Highway 10 Overlay District and create a hardship in the maintenance of the existing development pattern within the existing Design Overlay Boundary. I. STAFF RECOMMENDATION: Staff recommends denial of the proposed development and the request to rezone the site from R-2, Single-family to PCD. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Pat McGetrick was present representing the application. There were objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick stated the hours of operation of the site were proposed as 7:00 am to 10:00 pm seven days per week and not 24 -hours as stated by Staff. Mr. McGetrick also stated the proposed development had incorporate the Highway 10 Overlay Standards even though the site was outside the boundary and the proposed signage would also comply with the Highway 10 Overlay Standard for signage not to exceed the area indicated in the Staff report. Mr. Bill Lessenberry spoke in opposition of the proposed development. He stated his home was located west of the site and did adjoin his property. Mr. Lessenberry stated the proposed development did not "fit" the Highway 10 Corridor plan. He stated there were nodes of commercial indicated on the Cities plan which had not developed which would not require a Plan change to allow development. L February 6, 2003 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-7348 Mr. Lessenberry stated drainage was a problem on the site. He stated a box culvert was located under Highway 10 and the site was a part of a larger drainage basin for the area. Mr. Lessenberry stated there were also safety concerns. He stated the site was located across Morgan Cemetery Road from an Elementary School. Mr. Lessenberry stated parents parked on Morgan Cemetery Road and Highway 10 to drop off and pickup children before and after school. Mr. Lessenberry stated the proposed development was in his backyard and if approved he would request the Commission require an eight (8) foot fence along the west side of the development. Mr. Bill Nowlin spoke in opposition of the proposed development. He stated his property was located behind the elementary school. He stated the school's playground was also located on the north side of their property. Mr. Nowlin stated his concern was with the potential traffic hazard the proposed development could cause. Mr. Nowlin stated drainage was also a concern. He stated the site did carry a large amount of water from areas to the south. Mr. Jack Holt spoke in opposition of the proposed development. He stated ingress and egress on Morgan Cemetery Road were currently a problem. He stated parents parked on Highway 10 in the afternoon to wait for their children and to add a commercial facility adjacent to the school was a concern. Mr. Holt stated drainage would be expensive since the site was currently a drainage basin for the area. Mr. Jerry Holder spoke in opposition of the proposed development. He stated he was representing the Pulaski County Special School District. Mr. Holder stated there were three (3) schools in the area, one adjacent to the site across Morgan Cemetery Road and two south of Highway 10. Mr. Holder stated mini -storage and children were not a good mix. He stated without an on-site manager there would be no control of the activities taking place on the site. Mr. Holder stated with a commercial development traffic would increase in the area. He stated the playground was adjacent to the proposed site which only added to safety concerns. Mr. Holder stated there was a single-family neighborhood located adjacent to the High School owned by Deltic. He stated the school's desire was for the area to develop as single-family neighborhoods. 7 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-7348 Mr. Holder stated drainage was also a concern. He stated the area was low and a wet land which raised environmental concerns. Mr. McGetrick stated the City had in place a Stormwater Detention Ordinance which would require on-site detention. Staff stated the site was not located within the City Limits therefore the Stormwater Detention Ordinance did not apply. Mr. McGetrick stated the applicant would comply with the requirements of the Ordinance although they were not bound by the Ordinance. Mr. Dan Lindsey, the applicant, addressed the Commission. He stated the proposed development would serve a need. He stated the proposed development was located on a major highway and at an intersection which should minimize concerns. He stated the development would not add to problems that were already in existence. Mr. Lindsey stated the front building would be an office/warehouse which would act to shield the mini -warehouse buildings from Highway 10. He stated the back of the rear buildings would screen the adjoining properties. Mr. Lindsey stated the proposed development was not requesting access to Morgan Cemetery Road only one curb cut along Highway 10. There was a brief discussion concerning the applicant's willingness to meet the requirements of the Cities Ordinance although not required to meet the Highway 10 Overlay Standard or the Stormwater Detention Ordinance. A motion was made to approve the Future Land Use Plan as filed. The motion failed by a vote of 1 aye, 9 noes and 1 absent. A motion was made to approve the requested Planned Development. The motion failed by a vote of 1 aye, 9 noes and 1 absent. Rl February 6, 2003 ITEM NO.: 13.1 FILE NO.: Z-7348 NAME: Morgan Storage Facility Short -form PCD LOCATION: on the northwest corner of Highway 10 and Morgan Cemetery Road DEVELOPER: ENGINEER: The Storage Place, LLC McGetrick & McGetrick 34 Dogwood Lake Drive 319 E. President Clinton Avenue Texarkana, TX 75503 Little Rock, AR 72201 AREA: 3.462 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 URRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Office/Warehouse and Storage Facility VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The development plan for this 3.462 acre site, which is located on the corner of Highway 10 and Morgan Cemetery Road, will include office/warehouse and storage facilities; including one building for boats and RV's. There is 418.22 feet of frontage along Highway 10 and the office/warehouse building will run parallel with the highway. The building will be metal with either rock, tilt wall or brick on the front and sides. A forty (40) foot landscaped buffer is proposed in the front and the building will be set back 100 -feet from Highway 10. The buildings will be 25 -feet from the property line on the remaining three sides. February 6, 2003 SUBDIVISION ITEM NO.: 13.1 (Cont. FILE NO.: Z-7348 The storage buildings are proposed as metal with steel beams located behind the office/warehouse building with screening on both sides as well as in the back. The metal will be stone color with green trim, gutters and downspouts. There will only be one entry way located approximately in the middle of the property. It will be at least 25 -feet wide. The driveways will be asphalt with concrete curbs, gutters and aprons. B. EXISTING CONDITIONS: The site is a vacant tree covered site with. a drainage ditch running through the middle of the site from north to south. The Joe T. Robinson Elementary School is located to the east of the site, across Morgan Cemetery Road and the Joe T. Robinson Middle and High School campus is located to the southeast across Highway 10. The land adjacent to the site to the west contains a non: -conforming auto garage. Properties proposed as a part of the Chenal Valley Development are located directly south of the site and are currently vacant. There is a connecting road from the south, Northfield Drive, adjacent to Joe T. Robinson High School. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site, along with all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. There is not an active neighborhood association located in this area. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Morgan Cemetery Road is classified on the Master Street Plan as a collector street. The proposed dedication of 60 -feet of total right-of-way is acceptable. 3. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to the streets including 5 -foot sidewalks with planned development. 4. The proposed driveway location is acceptable for purposes of meeting the spacing requirements of Section 30-43. 5. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 2 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 Cont. FILE NO.: Z-7348 6. Plans for all work in right-of-way shall be submitted for approval prior to start of work. However, since the property lies outside the city limits, no permits from Public Works are required. 7. Obtain permits for improvements within State Highway right-of-way. from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Enter : No comment received. Center -Point Energy: No comment received. SBC: A 10 -foot utility easement will be required along the west property line. Contact Charles McDonald at 373-5112 for additional details. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Fire Department having jurisdiction 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. Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PCD for a office warehouse and mini -storage facility. A Land Use Plan Amendment (LU03-29-01) for a change to Mixed Office Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a City of Little Rock recognized Neighborhood Action Plan. 3 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 Cont. FILE NO.: -Z-7348 Landscape Issues: The plan submitted fails to provide the twenty-six (26) foot wide land use buffer required along the northern perimeter and the twenty-one (21) foot land use buffer along the western perimeter. Additionally, the plan submitted fails to provide for the twenty-one (21) foot wide street buffer along Morgan Cemetery Road. The Landscape Ordinance requirement is a minimum nine (9) foot wide landscape strip along the northern, eastern and western perimeters of the site. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Additional credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the applicant. Staff gave a brief overview of the proposed development and stated there was additional information needed on the proposed site plan. Staff requested all paved areas be shown, the screening materials of the proposed dumpster and the maximum building height of the units. Staff also requested the applicant provide the gate material proposed. Staff stated any additional site lighting must be low level and directional, directed away from residentially zoned property. Public Works comments were addressed. Staff requested a 45 -foot from centerline dedication of right-of-way along Highway 10 and 30 -foot from centerline of right-of-way dedication along Morgan Cemetery Road. Staff also requested road construction per the Master Street Plan for each of these road sections. Landscaping comments were addressed. Staff stated the area along Morgan Cemetery Road fell short of the required land use buffer requirement. Staff stated the buildings could be relocated and the back of the mini -warehouse buildings used to screen and fulfill the ordinance requirement. Mr. McGetrick C! February 6, 2003 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-7348 stated he would consider relocating the two outside buildings to meet the requirement. There was no further discussion. The Committee then forwarded the item,to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing the issues raised at Subdivision Committee meeting. The applicant has indicated the maximum building height to be 20 -feet for the mini -warehouse buildings and 15 -feet for the office/warehouse building. The applicant has also indicated the dumpster will be screened on three (3) sides with a wood fence at least two (2) feet above the finished height of the dumpster. The proposal includes a total of 106 units of mini -warehouse units and a 12,500 square foot office/warehouse facility. The proposal includes 15 - 10 x 10 units, 7 - 10 x 15 units, 22 - 10 x 20 units 56 - 10 x 30 units and 6 - 25 x 40 units. The applicant proposes one employee for the mini -warehouse facility. The .applicant proposes the placement of forty-four (44) parking spaces.. The typical minimum parking required would be seventeen (17) spaces. The proposed parking is sufficient to meet the typical minimum parking demand. The applicant proposes the placement of the buildings 25 -feet from the east and west property lines and to use the rear of the buildings as screening for the development. The applicant is also requesting to use the back of the rear building to screen from the adjacent single-family zoned property to the north. Drive lanes will be a minimum of 25 -feet in width more than adequate to meet the requirement of the Little Rock Fire Department. The applicant has proposed a single sign located near the eastern driveway in the landscaped area. The sign will comply with the City of Little Rock standard for signage in commercial zones or 36 -feet in height not to exceed 160 square feet in sign area. Staff would recommend the sign area not exceed the sign area allowed under the Highway 10 Overlay District for Commercial Building Signage or a single ground mounted monument style sign not to exceed six (6) feet in height and seventy-two (72) square feet in area. The site lies just outside the Highway 10 Overlay District but Staff feels the concept should be continued along this section of Highway 10, if possible. The applicant proposes the days of hours of operation to be 24 -hours per day seven (7) days per week and the office/warehouse hours are proposed as 7:00 am to 6:00 pm Monday through Saturday. 5 February 6, 2003 SUBDIVISION ITEM NO.: 13.1 Cont. FILE NO.: Z-7348 Staff does not feel the proposed development "fits" the area. Even though this site is outside the Highway 10 Overlay District Boundaries the site is very close to the western boundary of Highway 300. The uniqueness of Highway 10 should be preserved and the natural beauty maintained. The site is shown on the Future Land Use Plan as Single Family as is the area around the site. There are Commercial Nodes established on the Future Land Use Plan in the area, which have not developed. Staff feels there is sufficient area designated on the Future Land Use Plan for commercial development and commercial developments should be limited to the established nodes at this time. There is an elementary school to the east of the site and a middle and high school to the southeast of the site. A non -conforming auto repair business is located to the west of the site with the remainder of the area undeveloped or single-family homes. Just west of the western leg of Morgan Cemetery Road is a established Commercial Node with vacant properties. Staff feels the applicant should explore other locations for this type intense development. Staff has tried to maintain the integrity of the Corridor and limit the placement of mini - warehouse development and strip retail center. Staff feels the proposed development would jeopardize the intent of the Highway 10 Overlay District and create a hardship in the maintenance of the existing development pattern within the existing Design Overlay Boundary. STAFF RECOMMENDATION: Staff recommends denial of the proposed development and the request to rezone the site from R-2, Single-family to PCD. R