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HomeMy WebLinkAboutZ-7436-B Staff AnalysisFILE NO.: Z -7436-B NAME: Lusk Mini -storage Revised Long -form PCD LOCATION: Located at 14300 Cantrell Road DEVELOPER: West Cantrell Storage Dan Lusk 14300 Cantrell Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mini -warehouse — Strip Office Center PROPOSED ZONING: Revised PCD PROPOSED USE: Add truck rental as an allowable use. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2001, established Lusk Long -form PCD. The approval allowed the rezoning of the site and the creation of a three lot plat. Lot 1 was removed from the PCD request but the lot was established through the platting process (S-1404). Lot 2 was approved for the development of a 12,900 square foot building to be developed utilizing 0-3, General Office District uses and the listed accessory uses defined in the 0-3, General Office Zoning District eliminating the ten percent maximum for the accessory uses. Lot 3 was proposed for construction of 88,000 square feet of mini -warehouse development contained in eight (8) buildings and an 1,800 square foot office/managers residence. Lots 2 and 3 have developed. Lot 1 remains vacant. FILE NO.: Z -7436-B (Cont. Hours of operation for the office portion of the site were proposed as 7:00 am to 10:00 pm seven days per week and the mini -warehouse was proposed with 24-hour access. The mini -warehouse development would be gated with security access. The applicant had indicated the backs of the mini -warehouse buildings would provide the required screening and an eight -foot opaque fence would be installed where there were breaks in the buildings. The applicant also proposed the placement of an eight -foot opaque fence along the northwestern boundary in the area that adjoined the R-2, Single-family zoned property. A. PROPOSAUREQUEST: The applicant is now seeking a revision to the previously approved PCD for Lot 3 of the development to add truck rental as an allowable use for the site. The request limits the number of trucks on the property at one time to five (5) units. All the trucks are to be located behind the gates on the property and located within a denoted area on the proposed site plan. The applicant has indicated in the future when this area is developed with additional warehouse units, the trucks will be relocated to the rear of the site. The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is proposed on Sunday. The hours of operation for the mini -warehouse development remain as a 24-hour access facility. In addition to the truck rental, the applicant is seeking approval to allow a small sign to be located on the store front window with a maximum sign area of two (2) feet by four (4) feet. The request also includes the allowance of the addition of truck rental advertising on the existing ground mounted sign located on Lot 2 adjacent to Cantrell Road. B. EXISTING CONDITIONS: All the slabs for the mini -warehouse development have been pored and a number of the mini -warehouse buildings have been constructed on Lot 3. The office development on Lot 2 has been constructed and appears to be fully occupied. Lot 1 remains vacant. Northwest of the site is an approved POD for a landscape business. There are a number of uses in the area including commercial uses located along Cantrell Road to the east and west. To the northwest is a single-family subdivision located along Pine Mountain Road. Further northwest is a newly developing single-family subdivision accessed via Pinnacle Valley Road. The area to the south is currently vacant and zoned R-2, Single-family. There is an approved PCD located to the southeast of the site containing a number of commercial uses with a mini -warehouse development located behind the strip center. 2 FILE NO.: Z -7436-B Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Westbury Neighborhood Association, Westchester Heatherbrae Property Owners Association, Coalition of West Little Rock Neighborhoods, Pinnacle Valley Neighborhood Association, 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: E. PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development to add truck rental as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 4 FILE NO.: Z -7436-B Cont. Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: There are no bike routes shown in this immediate area. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Landscape: All on site landscaping, fencing, dumpster enclosures, etc. should all be in good condition or be replaced in conjunction with this request. G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008) The applicant was not present. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues associated with the request in need of addressing remaining from the March 6, 2008, Subdivision Committee meeting. The request is to allow a revision to the previously approved Planned Commercial Development to add truck rental and leasing as an allowable activity on the site. A maximum of five (5) trucks will be located on the site for rental. The trucks are proposed to be parked behind the security fence and relocated to the northern boundary of the development when the warehouse units are constructed in the location proposed on the current site plan. In addition to the truck rental, the applicant is seeking approval to allow a small sign to be located on the storefront window with a maximum sign area of two (2) feet by four (4) feet. The request also includes the allowance of the addition of truck rental advertising on the existing ground mounted sign located on Lot 2 adjacent to Cantrell Road. The sign area will not be increased. The sign face will be modified to allow this additional advertising. The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is proposed on Sunday. The hours of operation for the mini -warehouse development remain as a 24-hour access facility. There are no other changes from the previous approval. Staff is supportive of the addition of truck rental as an allowable activity on the site and the modification to the existing signage. Staff does not feel the placement of a maximum of five (5) trucks will significantly impact the development or the area. To staff's knowledge, there are no remaining technical issues associated with the request. 0 FILE NO.: Z -7436-B Cont. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. All conditions of the previous approval continue to apply to the proposed rezoning request. PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated all conditions of the previous approval continue to apply to the proposed rezoning request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 March 27, 2008 ITEM NO.: 15 FILE NO.: Z -7436-B NAME: Lusk Mini -storage Revised Long -form PCD LOCATION: Located at 14300 Cantrell Road DEVELOPER: West Cantrell Storage Dan Lusk 14300 Cantrell Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mini -warehouse — Strip Office Center PROPOSED ZONING: Revised PCD PROPOSED USE: Add truck rental as an allowable use. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2001, established Lusk Long -form PCD. The approval allowed the rezoning of the site and the creation of a three lot plat. Lot 1 was removed from the PCD request but the lot was established through the platting process (S-1404). Lot 2 was approved for the development of a 12,900 square foot building to be developed utilizing 0-3, General Office District uses and the listed accessory uses defined in the 0-3, General Office Zoning District eliminating the ten percent maximum for the accessory uses. Lot 3 was proposed for construction of 88,000 square feet of mini -warehouse development contained in eight (8) buildings and an 1,800 square foot office/managers residence. Lots 2 and 3 have developed. Lot 1 remains vacant. March 27, 2008 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -7436-B Hours of operation for the office portion of the site were proposed as 7:00 am to 10:00 pm seven days per week and the mini -warehouse was proposed with 24-hour access. The mini -warehouse development would be gated with security access. The applicant had indicated the backs of the mini -warehouse buildings would provide the required screening and an eight -foot opaque fence would be installed where there were breaks in the buildings. The applicant also proposed the placement of an eight -foot opaque fence along the northwestern boundary in the area that adjoined the R-2, Single-family zoned property. A. PROPOSAUREQUEST: The applicant is now seeking a revision to the previously approved PCD for Lot 3 of the development to add truck rental as an allowable use for the site. The request limits the number of trucks on the property at one time to five (5) units. All the trucks are to be located behind the gates on the property and located within a denoted area on the proposed site plan. The applicant has indicated in the future when this area is developed with additional warehouse units, the trucks will be relocated to the rear of the site. The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is proposed on Sunday. The hours of operation for the mini -warehouse development remain as a 24-hour access facility. In addition to the truck rental, the applicant is seeking approval to allow a small sign to be located on the store front window with a maximum sign area of two (2) feet by four (4) feet. The request also includes the allowance of the addition of truck rental advertising on the existing ground mounted sign located on Lot 2 adjacent to Cantrell Road. B. EXISTING CONDITIONS: All the slabs for the mini -warehouse development have been pored and a number of the mini -warehouse buildings have been constructed on Lot 3. The office development on Lot 2 has been constructed and appears to be fully occupied_ Lot 1 remains vacant. Northwest of the site is an approved POD for a landscape business. There are a number of uses in the area including commercial uses located along Cantrell Road to the east and west. To the northwest is a single-family subdivision located along Pine Mountain Road. Further northwest is a newly developing single-family subdivision accessed via Pinnacle Valley Road. The area to the south is currently vacant and zoned R-2, Single-family. There is an approved PCD located to the southeast of the site containing a number of commercial uses with a mini -warehouse development located behind the strip center. 2 March 27, 2008 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7436-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Westbury Neighborhood Association, Westchester Heatherbrae Property Owners Association, Coalition of West Little Rock Neighborhoods, Pinnacle Valley Neighborhood Association, 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: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. LATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development to add truck rental as an allowable use for the site. The request does not require a change to the Land Use Plan. 3 March 27, 2008 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7436-B Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in this immediate area. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Landscape: All on site landscaping, fencing, dumpster enclosures, etc. should all be in good condition or be replaced in conjunction with this request. G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008) The applicant was not present. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues associated with the request in need of addressing remaining from the March 6, 2008, Subdivision Committee meeting. The request is to allow a revision to the previously approved Planned Commercial Development to add truck rental and leasing as an allowable activity on the site. A maximum of five (5) trucks will be located on the site for rental. The trucks are proposed to be parked behind the security fence and relocated to the northern boundary of the development when the warehouse units are constructed in the location proposed on the current site plan. In addition to the truck rental, the applicant is seeking approval to allow a small sign to be located on the storefront window with a maximum sign area of two (2) feet by four (4) feet. The request also includes the allowance of the addition of truck rental advertising on the existing ground mounted sign located on Lot 2 adjacent to Cantrell Road. The sign area will not be increased. The sign face will be modified to allow this additional advertising. The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is proposed on Sunday. The hours of operation for the mini -warehouse development remain as a 24-hour access facility. There are no other changes from the previous approval. M March 27, 2008 SUBDIVISION ITEM NO.: 15 (Co FILE NO.: Z -7436-B Staff is supportive of the addition of truck rental as an allowable activity on the site and the modification to the existing signage. Staff does not feel the placement of a maximum of five (5) trucks will significantly impact the development or the area. To staffs knowledge, there are no remaining technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. All conditions of the previous approval continue to apply to the proposed rezoning request. PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated all conditions of the previous approval continue to apply to the proposed rezoning request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 61 ITEM NO.: 15. Z -7436-B NAME: Lusk Mini -storage Revised Long -form PCD LOCATION: located at 14300 Cantrell Road Planning Staff Comments: 1. Notification has been provided. 2. The hours of operation are limited to 9 — 5:30 M — F, Saturday 9 — 3 and closed on Sunday. 3. The request includes the placement of a 2 x 4 sign on the existing building and include truck rental on the existing street sign. 4. The truck rental will be limited to a maximum of five (5) vehicles. All will be located behind the existing gate and not readily visible from the adjoining street. Neighborhood Associations Notified -- Westbury Neighborhood Association, Westchester Heatherbrae Property Owners Association, Coalition of West Little Rock Neighborhoods, Pinnacle Valley Neighborhood Association Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. Item # 15. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development to add truck rental as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in this immediate area. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Landscape: All on site landscaping, fencing, dumpster enclosures, etc. should all be in good condition or be replaced in conjunction with this request. Revised Plat/PI an: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 12, 2008. Item # 15.