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HomeMy WebLinkAboutZ-7351-A Staff AnalysisFILE NO.: Z -7351-A NAME: Miracle Land Company Revised PCD LOCATION: South of Stagecoach Road, west of 1-430 DEVELOPER: Miracle Developments 8001 Stagecoach Road Little Rock, AR 72210 ENGINEER: Global Surveying Consultants, Inc. 217 West 2"d Street, Suite 100 Little Rock, AR 72201 AREA: 1.67 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: C-3 listed uses and a carwash PROPOSED ZONING: Revised PCD PROPOSED USE: C-3 listed uses, carwash and mini -warehouse VARIANCESANAIVERS REQUESTED: 1. A waiver of the rear land use buffer requirement. 2. A variance to allow a sign without public street frontage. BACKGROUND: The mini -warehouse site was reviewed and approved by the Commission at their February 17, 2000 Public Hearing as a Conditional Use Permit to allow the site (3.75 acres) to develop with six buildings on C-3, General Commercial zoned property. FILE NO.: Z-7351-A(Cont.) All the buildings were to be one story and the site would contain a 1500 square foot apartment and office for a live-in manager. The site was also to contain 4500 square feet of climate controlled storage and five buildings were to contain 45,900 square feet of regular storage cubicles of varying sizes. The applicant proposed the days and hours of operation to be from 7 a.m. to 7 p.m. seven days per week. The approval also included no signage (ground mounted or wall signage) on the east side of the property or on the building facing the interstate. On the western portion of the site the applicant proposed to subdivide the site into three commercial lots and to rezone the site from C-3 to PCD to allow for the development of the site with a mini -warehouse development (Lot 3), a carwash (Lot 1) and an unidentified C-3 uses to be located on Lot 2. The applicant later revised his request to remove the Lot 3 development from the site plan and resubmit when plans were finalized. The plat required a variance from the Subdivision Ordinance [Section 31-231] to allow the creation of a lot without public street frontage (S-1374). Lot 3 was to be served by a 30 -foot access easement located on the lot lines of Lots 1 and 2. The Board of Directors adopted Ordinance No. 18,823 and Ordinance No. 18,824 on March 4, 2002 establishing the Planned Commercial Development zoning and creating the plat variance for the development. A. PROPOSAUREQUEST: The applicant now proposes to revise the PCD to allow the development of the previously proposed mini -warehouse on Lot 3. The applicant intends to construct 7,200 square feet of conditioned space with the intended user primarily office and file storage users. The applicant also intends to construct two (2) additional buildings of mini -storage (each building being 40 -feet by 240 -feet or 9,600 square feet each). The applicant has also indicated RV and boat storage located along the southern perimeter containing 28 parking spaces. The applicant has indicated the development will be constructed in two phases with all the slabs being installed in the first phase. The applicant has indicated access to the site will be from the existing mini -warehouse development located to the east. The applicant has indicated there will not be any additional ground mounted signage but is requesting wall signage on the mini -warehouse building located on the northern portion of Lot 3. The requested signage will require a variance to allow signage without public street frontage. The applicant has also indicated the existing Lot 3 of the Miracle Land Subdivision will be replatted to encompass the area of the existing mini -warehouse buildings. K FILE NO.: Z -7351-A B. EXISTING CONDITIONS: The site is vacant with trees covering the southern perimeter of the site; currently zoned PCD. The site adjoins the flood plain/floodway to the south in an area zoned OS. There is a mini -storage development located to the east of the site adjacent to 1-430. A carwash has been constructed on Lot 1. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Otter Creek Homeowners Association, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No new or additional comments on the proposed revision. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Existing sewer main on the property. No permanent construction within sewer easement. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire protection will be required to Lot 3 with a water main extension from Stagecoach Road installed. The Little Rock Fire Department needs to evaluate this site to determine the location of proposed fire hydrants. Additional water facilities will be installed at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. 3 FILE NO.: Z -7351-A (Cont. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to an existing Planned Commercial Development for expansion of a mini -warehouse. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement of discouraging the construction of large warehouse type facilities in the "heart" of the study area, which is defined as both side of Stagecoach Road between Otter Creek and Baseline Roads. The applicant's property lies outside the "heart" of the study area as defined by the plan. Landscape: A 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 western perimeter of the site. Additionally, a 6 -foot high opaque screen is required along the southern perimeter. However, since the southern perimeter is located in and abuts floodway, and is adjacent to a very wide OS strip, screening may be deemed unnecessary. A landscaping upgrade, in deficient areas, toward compliance with the Landscape Ordinance, will be required equal to the percentage (49%) of building increase proposed. A land use buffer with an average width of 16.8 feet is required along the western perimeter. Utility easements cannot count toward fulfilling this requirement. Landscaped areas will be required to be irrigated. G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Kelton Price was present representing the request. Staff stated the request was a revision to the existing PCD to allow the development of three mini -warehouse buildings on the site. Staff stated the applicant was requesting 4 FILE NO.: Z -7351-A (Cont.) the buildings as an extension of the existing mini -warehouse development located to the east. Staff requested the applicant revise the final plat for Lot 3 to include the area to the east of the existing lot. The applicant questioned the request. Staff stated the location of the proposed buildings extended beyond the previously platted lot. Staff stated Central Arkansas Water also was concerned with the placement of lines to serve the lot with fire protection. Staff stated the areas should be combined into one lot to eliminate concerns. Public Works comments were addressed. Staff noted all comments related to the original PCD would continue to apply. Landscaping comments were addressed. Staff noted an upgrade, in deficient areas, toward compliance with the Landscape Ordinance, would be required equal to the percentage (49%) of building increase proposed. Staff also noted the required buffer adjacent to the floodway may be deemed unnecessary by the Planning Commission. There being no further items for 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 most of the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated signage will be placed on the rear wall of the building located nearest the lot line of existing Lot 3. The applicant has indicated the proposed wall signage will comply with signage allowed in commercial zones or no more than ten percent of aggregate sign area for the building facade area. The applicant has indicated the sign area will be approximately two -hundred twenty square feet in area and will not protrude from the wall more than twelve inches. The applicant has indicated the days and hours of operation of the new structures will be consistent with the existing development (7 am to 7 pm seven days per week). The applicant has indicated a few customer have twenty-four hour access to the site by way of a keypad entry. The development has an on-site manager to also monitor the site. The applicant has indicated there will not be any additional dumpsters located on the site. The existing development has sufficient dumpster space to handle the additional refuse from the new buildings. The applicant has also indicated the roof will be constructed of materials similar to the existing development. The buildings are proposed as single -story buildings not to exceed twenty (20) feet in height. 5 FILE NO.: Z -7351-A (Cont.) The applicant has indicated an eight -foot wood fence to be located along the western property line for screening. Typically a six foot fence is allowed in commercial zones. Staff is supportive of the requested eight -foot fence along the western property line. The applicant has also requested the use of the 20 -foot easement located along the western perimeter of the site as a portion of the required land use buffer. Staff is supportive of this request. The area to the west is zoned residentially and is shown on the future land use plan as mixed office commercial. Staff feels it is unlikely the site will redevelop as a residential use and feels the buffer in this area is sufficient. The applicant has indicated proposed RV and boat storage located along the southern perimeter containing 28 parking spaces. Staff is supportive of the placement of this activity in this area. The site adjoins a floodway but is located outside the floodway. The proposed use should have limited to no impact on the adjoining properties. The applicant is also requesting a waiver of the screening requirement adjacent to the southern perimeter. A portion of the area is zoned OS, Open Space District and as stated the areas adjoins a dedicated floodway. Staff feels screening is this area is not necessary and supports the applicant's request for a waiver of the screening requirement. The applicant has indicated the development will be constructed in two phases with all the slabs being installed in the first phase. The applicant has indicated access to the site will be from the existing mini -warehouse development located to the east. Staff is supportive of the phasing plan and the access and circulation proposed for the development. The applicant has indicated Lot 3 will be replatted to include the land area of the existing mini -warehouse buildings. Staff is supportive of the replatting. The proposed replatting will eliminate the previously created lot without public street frontage and will eliminate the Water Department's concern for extending fire service to the site. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal to no adverse impact on the adjoining properties if developed as proposed. Staff recommends approval of the request to allow Lot 3 of the Miracle Land Subdivision to develop with three buildings of mini -warehouse. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. IX FILE Na.: Z -7351-A (Cont. Staff recommends approval of the applicant's request to allow the 20 -foot access and utility easement along the western property line as a portion of the required buffer. Staff recommends approval of the requested waiver of the required screening along the southern property line. Staff recommends Lot 3 of the Miracle Land Subdivision be replatted to combine the land area of the existing mini -warehouse development into a single lot. Staff recommends approval of the requested variance to allow a wall sign without public street frontage for Lot 3. The signage is to be consistent with signage allowed in commercial zones and is to be placed on the building located nearest the northern property line of the existing Lot 3. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request to allow the 20 -foot access and utility easement along the western property line as a portion of the required buffer and the requested waiver of the required screening along the southern property line. Staff presented a recommendation for Lot 3 of the Miracle Land Subdivision to be replatted and to combine the land area of the existing mini -warehouse development into a single lot. Staff also presented a recommendation of approval of the requested variance to allow a wall sign without public street frontage for Lot 3. Staff stated the signage was to be consistent with signage allowed in commercial zones and was to be placed on the building located nearest the northern property line of the existing Lot 3. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. Il January 29, 2004 ITEM NO.: 7 NAME: Miracle Land Company Revised PCD LOCATION: South of Stagecoach Road, west of 1-430 DEVELOPE Miracle Developments 8001 Stagecoach Road Little Rock, AR 72210 1cNr11N1FPR- Global Surveying Consultants, Inc. 217 West 2nd Street, Suite 100 Little Rock, AR 72201 FILE NO.: Z -7351-A AREA: 1.67 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: C-3 listed uses and a carwash PROPOSED ZONING: Revised PCD PROPOSED USE: C-3 listed uses, carwash and mini -warehouse VARIAN CESNIIAIVERS REQUESTED: 1. A waiver of the rear land use buffer requirement. 2. A variance to allow a sign without public street frontage. BACKGROUND: The mini -warehouse site was reviewed and approved by the Commission at their February 17, 2000 Public Hearing as a Conditional Use Permit to allow the site (3.75 acres) to develop with six buildings on C-3, General Commercial zoned property. January 29, 2004 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -7351-A All the buildings were to be one story and the site would contain a 1500 square foot apartment and office for a live-in manager. The site was also to contain 4500 square feet of climate controlled storage and five buildings were to contain 45,900 square feet of regular storage cubicles of varying sizes. The applicant proposed the days and hours of operation to be from 7 a.m. to 7 p.m. seven days per week. The approval also included no signage (ground mounted or wall signage) on the east side of the property or on the building facing the interstate. On the western portion of the site the applicant proposed to subdivide the site into three commercial lots and to rezone the site from C-3 to PCD to allow for the development of the site with a mini -warehouse development (Lot 3), a carwash (Lot 1) and an unidentified C-3 uses to be located on Lot 2. The applicant later revised his request to remove the Lot 3 development from the site plan and resubmit when plans were finalized. The plat required a variance from the Subdivision Ordinance [Section 31-231] to allow the creation of a lot without public street frontage (S-1374). Lot 3 was to be served by a 30 -foot access easement located on the lot lines of Lots 1 and 2. The Board of Directors adopted Ordinance No. 18,823 and Ordinance No. 18,824 on March 4, 2002 establishing the Planned Commercial Development zoning and creating the plat variance for the development. A. PROPOSAUREQUEST: The applicant now proposes to revise the PCD to allow the development of the previously proposed mini -warehouse on Lot 3. The applicant intends to construct 7,200 square feet of conditioned space with the intended user primarily office and file storage users. The applicant also intends to construct two (2) additional buildings of mini -storage (each building being 40 -feet by 240 -feet or 9,600 square feet each). The applicant has also indicated RV and boat storage located along the southern perimeter containing 28 parking spaces. The applicant has indicated the development will be constructed in two phases with all the slabs being installed in the first phase. The applicant has indicated access to the site will be from the existing mini -warehouse development located to the east. The applicant has indicated there will not be any additional ground mounted signage but is requesting wall signage on the mini -warehouse building located on the northern portion of Lot 3. The requested signage will require a variance to allow signage without public street frontage. The applicant has also indicated the existing Lot 3 of the Miracle Land Subdivision will be replatted to encompass the area of the existing mini -warehouse buildings. 2 January 29, 2004 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -7351-A B. EXISTING CONDITIONS: The site is vacant with trees covering the southern perimeter of the site; currently zoned PCD. The site adjoins the flood plain/floodway to the south in an area zoned OS. There is a mini -storage development located to the east of the site adjacent to 1-430. A carwash has been constructed on Lot 1. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Otter Creek Homeowners Association, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No new or additional comments on the proposed revision. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on the property. No permanent construction within sewer easement. Contact Little Rock Wastewater at 688-1414 for additional details. Enter : No comment received. Center -Point Ener- : Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire protection will be required to Lot 3 with a water main extension from Stagecoach Road installed. The Little Rock Fire Department needs to evaluate this site to determine the location of proposed fire hydrants. Additional water facilities will be installed at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. 3 January 29, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -7351-A Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Countv Plannin : No comment received. CATA: No comment received. F. ISSU ES[TECHN ICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to an existing Planned Commercial Development for expansion of a mini -warehouse. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement of discouraging the construction of large warehouse type facilities in the "heart" of the study area, which is defined as both side of Stagecoach Road between Otter Creek and Baseline Roads. The applicant's property lies outside the "heart" of the study area as defined by the plan. Landscape: A 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 western perimeter of the site. Additionally, a 6 -foot high opaque screen is required along the southern perimeter. However, since the southern perimeter is located in and abuts floodway, and is adjacent to a very wide OS strip, screening may be deemed unnecessary. A landscaping upgrade, in deficient areas, toward compliance with the Landscape Ordinance, will be required equal to the percentage (49%) of building increase proposed. A land use buffer with an average width of 16.8 feet is required along the western perimeter. Utility easements cannot count toward fulfilling this requirement. Landscaped areas will be required to be irrigated. 2 January 29, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -7351-A G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Kelton Price was present representing the request. Staff stated the request was a revision to the existing PCD to allow the development of three mini -warehouse buildings on the site. Staff stated the applicant was requesting the buildings as an extension of the existing mini -warehouse development located to the east. Staff requested the applicant revise the final plat for Lot 3 to include the area to the east of the existing lot. The applicant questioned the request. Staff stated the location of the proposed buildings extended beyond the previously platted lot. Staff stated Central Arkansas Water also was concerned with the placement of lines to serve the lot with fire protection. Staff stated the areas should be combined into one lot to eliminate concerns. Public Works comments were addressed. Staff noted all comments related to the original PCD would continue to apply. Landscaping comments were addressed. Staff noted an upgrade, in deficient areas, toward compliance with the Landscape Ordinance, would be required equal to the percentage (49%) of building increase proposed. Staff also noted the required buffer adjacent to the floodway may be deemed unnecessary by the Planning Commission. There being no further items for 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 most of the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated signage will be placed on the rear wall of the building located nearest the lot line of existing Lot 3. The applicant has indicated the proposed wall signage will comply with signage allowed in commercial zones or no more than ten percent of aggregate sign area for the building fagade area. The applicant has indicated the sign area will be approximately two -hundred twenty square feet in area and will not protrude from the wall more than twelve inches. The applicant has indicated the days and structures will be consistent with the existing days per week). The applicant has indicated hour access to the site by way of a keypad on-site manager to also monitor the site. 5 hours of operation of the new development (7 am to 7 pm seven a few customer have twenty-four entry. The development has an January 29, 2004 SUBDIVISION ITEM NO.. 7 Cont. FILE NO.: Z -7351-A The applicant has indicated there will not be any additional dumpsters located on the site. The existing development has sufficient dumpster space to handle the additional refuse from the new buildings. The applicant has also indicated the roof will be constructed of materials similar to the existing development. The buildings are proposed as single -story buildings not to exceed twenty (20) feet in height. The applicant has indicated an eight -foot wood fence to be located along the western property line for screening. Typically a six foot fence is allowed in commercial zones. Staff is supportive of the requested eight -foot fence along the western property line. The applicant has also requested the use of the 20 -foot easement located along the western perimeter of the site as a portion of the required land use buffer. Staff is supportive of this request. The area to the west is zoned residentially and is shown on the future land use plan as mixed office commercial. Staff feels it is unlikely the site will redevelop as a residential use and feels the buffer in this area is sufficient. The applicant has indicated proposed RV and boat storage located along the southern perimeter containing 28 parking spaces. Staff is supportive of the placement of this activity in this area. The site adjoins a floodway but is located outside the floodway. The proposed use should have limited to no impact on the adjoining properties. The applicant is also requesting a waiver of the screening requirement adjacent to the southern perimeter. A portion of the area is zoned OS, Open Space District and as stated the areas adjoins a dedicated floodway. Staff feels screening is this area is not necessary and supports the applicant's request for a waiver of the screening requirement. The applicant has indicated the development will be constructed in two phases with all the slabs being installed in the first phase. The applicant has indicated access to the site will be from the existing mini -warehouse development located to the east. Staff is supportive of the phasing plan and the access and circulation proposed for the development. The applicant has indicated Lot 3 will be replatted to include the land area of the existing mini -warehouse buildings. Staff is supportive of the replatting. The proposed replatting will eliminate the previously created lot without public street frontage and will eliminate the Water Department's concern for extending fire service to the site. D January 29, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NQ.: Z -7351-A To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal to no adverse impact on the adjoining properties if developed as proposed. Staff recommends approval of the request to allow Lot 3 of the Miracle Land Subdivision to develop with three buildings of mini -warehouse. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request to allow the 20 -foot access and utility easement along the western property line as a portion of the required buffer. Staff recommends approval of the requested waiver of the required screening along the southern property line. Staff recommends Lot 3 of the Miracle Land Subdivision be replatted to combine the land area of the existing mini -warehouse development into a single lot. Staff recommends approval of the requested variance to allow a wall sign without public street frontage for Lot 3. The signage is to be consistent with signage allowed in commercial zones and is to be placed on the building located nearest the northern property line of the existing Lot 3. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request to allow the 20 -foot access and utility easement along the western property line as a portion of the required buffer and the requested waiver of the required screening along the southern property line. Staff presented a recommendation for Lot 3 of the Miracle Land Subdivision to be replatted and to combine the land area of the existing mini -warehouse development into a single lot. 7 January 29, 2004 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -7351-A Staff also presented a recommendation of approval of the requested variance to allow a wall sign without public street frontage for Lot 3. Staff stated the signage was to be consistent with signage allowed in commercial zones and was to be placed on the building located nearest the northern property line of the existing Lot 3. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. E:3