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HomeMy WebLinkAboutZ-7496-A Staff AnalysisFILE NO.: Z -7496-A NAME: Lock and Load Mini -warehouse Revised Long -form PCD LOCATION: on the West side of Stagecoach Road, South of Otter Creek Parkway DEVELOPER: Scott Ginner 1-40 and Crystal Valley Road North Little Rock, AR 72118 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 10.77 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 3 FT. NEW STREET: 0 PCD and R-2, Single-family Mini -warehouse, Strip retail center and Single-family PCD Mini -warehouse, Strip retail center and Carwash Facility VARIANCESIWAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading for the entirety of Lot 2. BACKGROUND: The Board of Directors adopted Ordinance No. 18,987 on November 18, 2003 following a recommendation of approval from the Little Rock Planning Commission at their October 16, 2003, Public Hearing. The applicant proposed to rezone a 9.5 -acre tract to PCD to allow the site to develop with a commercial development and allow the creation of a two lot plat. Lot 1 was to contain a 9,600 square foot officelretail building with C-3, General Commercial listed uses along with the required parking. Lot 2 was created as a lot without public street frontage and accessed provided from Lot 1 in the way of an ingress/egress/utility easement. FILE NO.: Z -7496-A Lot 2 was to be developed with a mini -warehouse development in three phases. The applicant proposed Buildings 4 — 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 — 12 in the third and final phase. The proposal included a total of 172,500 square feet of mini -warehouse storage. The applicant indicated an area for an office/ manager residence containing 2,000 square feet. A. PROPOSAUREQUEST: The applicant is now requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will have a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini -storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The overall square footage of mini -storage is similar to the previously approved site plan. The applicant is proposing the placement of signage on each of the proposed lots abutting Stagecoach Road. The proposed site plan indicates each sign will be a maximum of thirty-six feet in height and one hundred square: feet in area. The proposed vacuum stations will also have canopies with logo's on the stations. The applicant is requesting a variance from the Land Alteration Ordinance to allow the grading of the site with final development plans not immediate but in future phases. The applicant has indicated the retail building on Lot 1 and the mini -warehouse Buildings 2 — 6 will be developed in the first phase, Buildings 7 — 13 and the carwash facility will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini -warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini -warehouse buildings is fifteen feet. B. EXISTING CONDITIONS. The site contains an existing single-family home on a large tract. The area to the east of the site is a non -conforming salvage yard and there is a large tract of C-2 zoned property to the northeast. The area to the north of the site contains a PD- C for a mini -warehouse development and further north is the Harvest Foods shopping center. The area north and west of the site is zoned MF -24 and has 2 FILE NO.: Z -7496-A developed as a retirement village with duplex housing. The area to the west of the site is zoned MF -18 and developed with multi -family housing. West of the site along Stagecoach Road is a vacant C-1 zoned site and a cemetery is located further west. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 2. A grading permit in accordance with Section 29-186 1 and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. Advance grading of the site with Phase I cannot be permitted unless approved by the Commission. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve the rear lot. Central Arkansas Water requests that a 10 -foot - wide utility easement be dedicated adjoining the proposed access and utility easement to allow for the water main extension to serve the rear lot, meters and fire hydrant. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for 3 FILE NO.: Z -7496-A installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of the 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision of their PCD to add additional retail area to the east. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master and may require dedication of right-of-way and half -street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development GOAL listed this objective relevant to this case: To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. These action statements were included under this objective: 1) To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community, 2) Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments, 3) Assessing the impact of all new development on the environment, area infrastructure, and city services prior to approval and placing a higher importance upon traffic flow as a consideration in approving or denying development in the area and 4) Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road T FILE NO.: Z -7496-A and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. Landscape: The average width of the proposed street buffer along Stagecoach Road is less than the 50 -feet required by ordinance. Additionally, the width along a small portion of the western perimeter near the proposed dumpster location drops below the 6 -foot and 9 -inch minimum required by the Landscape Ordinance. 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 and that portion of the eastern perimeter that is adjacent to residential property. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request was an expansion of a previously approved planned development to allow the placement of a carwash facility on property recently acquired to the east. Staff requested Mr. White provide additional information concerning the proposed development. Staff requested information concerning the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini -warehouse facility and the location of the office/apartment, if applicable, which was indicated in the general notes section of the site plan. Staff also requested information concerning the proposed carwash facility. Staff questioned if there would be canopies located over the proposed vacuum stations and, if so, would there be a logo on the canopies. Staff also requested details concerning the proposed signage. Staff stated with a planned development there was no set standards and requested Mr. White furnish the total height and sign area being requested. Public Works comments were addressed. Staff stated the developer had requested a grading permit for the entirety of the site without immediate development plans for the rear of the lot. Staff stated they were supportive of this request but the Commission would have to approve a variance to the Land Alteration Ordinance to allow the grading activity to take place. Staff also stated a permit from the Arkansas State Highway and Transportation Department would be required for street improvements to Stagecoach Road. 5 FILE NO.: Z -7496-A Landscaping comments were addressed. Staff stated the average buffer width and screening required would be fifty -feet adjacent to residentially zoned property. Staff noted the property to the east was a non -conforming salvage yard and the Commission could reduce the required buffer width and required screening if they deemed it inappropriate. Staff noted the required landscape strip would then be six feet nine inches. Staff noted comments from the various other reporting agencies and departments and suggested Mr. White contact them directly for additional information. There was no further discussion of the item. 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini -warehouse facility and removed the note concerning the office/apartment; indicating there will not be an office/manager's residence located on the site. The applicant has also indicated signage will be located on the proposed vacuum stations. The site plan indicates a fabric canopy with signage three feet wide, ten feet long and three feet tall. The site plan also indicates pole signs located on Lots 1 and 3. The signs are proposed as a maximum of thirty-six feet in height and one hundred sixty square feet in area; consistent with signage allowed in commercial zones per the Zoning Ordinance. Staff is supportive of the proposed canopy signage and the proposed pole signage. The applicant is requesting an advanced grading permit (a variance from the Land Alteration Ordinance) for the site. The site plan indicates grading activities will take place on the entirety of the site even though the development will be phased. The applicant has indicated the retail building and mini -warehouse Buildings 2 — 6 will be developed in the first phase, the carwash facility and Buildings 7 — 13 will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. Staff is supportive of this request. The applicant has addressed landscaping comments and is requesting a reduced buffer width along the eastern perimeter of the site. The property to the east is a non -conforming salvage yard and the applicant has indicated screening should not be required. The Commission may reduce the required buffer width and required screening if deemed inappropriate. The site plan indicates a minimum landscape strip of six feet nine inches. The applicant is also requesting a variance to allow a reduced street buffer width. The proposed site plan indicates a minimum of thirty -feet buffer adjacent to Stagecoach Road. Staff is supportive of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. [s9 FILE NO_: Z -7496-A The applicant is requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will be constructed as a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini -storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The site plan indicates the mechanical will be screening by the building with "cut-outs" put in place to shield the equipment. The overall square footage of mini -storage is similar to the previously approved site plan. Staff is supportive of the applicant's requested placement and layout of the proposed mini -warehouse buildings. The applicant has indicated the buildings and roof of the mini -warehouse buildings will be constructed of a galvalum material. The applicant has indicated the proposed material is non -reflective and should not cause a glare to nearby residents or passing motorists. Staff is supportive of the proposed construction material. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini -warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini -warehouse buildings is fifteen feet. Staff is supportive of the requested days and hours of operation and the proposed maximum building heights. To staffs 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 and the surrounding area. 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 requested variance to the Land Alteration Ordinance to allow advanced grading of the site. Staff recommends approval of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. VA FILE NO.: Z -7496-A PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. White addressed the Commission on the merits of the application. He stated the development was adjacent to an auto salvage yard to the east and shown as Mix Office Commercial. Mr. White stated he felt a carwash was a good use for the site. Ms. Janet Berry addressed the Commission in opposition of the proposed request. She stated her objection was to the 24-hour operation of the mini -warehouse and the carwash facility. She questioned if the mini -warehouse development would have a keypad entrance. She stated if the developer would agree to limit the hours she would be more amenable to the proposed development. She also stated there was a concern of vending and telephones located on the site. Mr. Mark Broach addressed the Commission in opposition of the proposed request. He stated his home was located across the street from the proposed development. He also stated he worked for a communications company and he was well aware to the number of calls received from area residents when a carwash facility was opened adjacent to a neighborhood. Mr. Broach stated currently there were three carwash facilities located within a three mile radius of the site. He stated there was one facility planned and if this site were constructed there would be five carwash facilities in the area. Mr. Broach stated typically carwash facilities acted as bait for unsavory types. Mr. Oley Rooker Addressed the Commission in opposition of the proposed request. He stated he traveled the road often and his concern was with the sight distance. He stated the entrance was located to near a curve which caused a dangerous situation. Mr. Broach addressed the Commission agreeing with Mr. Rooker and stating the speed of automobiles on the road was in excess of the posted speed limits. He stated on numerous occasions he would have to abort his turn into his driveway to keep from being hit while waiting to turn. Mr. White stated he felt the owner would be willing to close the facility from 12:00 am to 6:00 am. He stated he would agree that very few people would use the facility between those hours. He stated a keypad entrance would be used on the mini -warehouse facility to control access to the site. He stated there would not be any vending machines or telephones located on the site. Mr. White stated the development would share a driveway between the two lots abutting Stagecoach Road. He stated this would limit the number of conflicting turn movements into the site. He stated the developer would also install street improvements per the Master Street Plan. He stated the developer would construct a lane across the property frontage, which would allow a pull -off or a pass lane in the area. 0 FILE NO.: Z-7 There was a general discussion of the proposed development. The Commission questioned the maximum building height. Mr. White stated the development would not be a truck wash facility. There was a general discussion of the existing roadway and the anticipated widening of Stagecoach Road. Staff stated on the short -side ten years. There was a general consensus the road widening would take much longer. Staff stated the developers half street improvements this would help the area. Staff stated the road was a State Highway and the City had little control. A motion was made to approve the request as amended including the applicant's request for advanced grading, the limiting the hours of operation and no vending or telephones on site. The motion carried by a vote of 8 ayes, 3 noes 0 absent. 9 July 15, 2004 ITEM NO.: 15 FILE NO.: Z -7496-A NAME: Lock and Load Mini -warehouse Revised Long -form PCD LOCATION: on the West side of Stagecoach Road, South of Otter Creek Parkway DEVELOPER: Scott Ginner 1-40 and Crystal Valley Road North Little Rock, AR 72118 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 10.77 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 3 FT. NEW STREET: 0 PCD and R-2, Single-family Mini -warehouse, Strip retail center and Single-family PCD Mini -warehouse, Strip retail center and Carwash Facility VARIANCES/WAiVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading for the entirety of Lot 2. BACKGROUND: The Board of Directors adopted Ordinance No. 18,987 on November 18, 2003 following a recommendation of approval from the Little Rock Planning Commission at their October 16, 2003, Public Hearing. The applicant proposed to rezone a 9.5 -acre tract to PCD to allow the site to develop with a commercial development and allow the creation of a two lot plat. Lot 1 was to contain a 9,600 square foot office/retail building with C-3, General Commercial listed uses along with the required parking. Lot 2 was created as a lot without public street frontage and accessed provided from Lot 1 in the way of an ingress/egress/utility easement. July 15, 2004 SUBDIVISION ITEM NO.: 15 _ FILE NO.: Z -7496-A Lot 2 was to be developed with a mini -warehouse development in three phases. The applicant proposed Buildings 4 — 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 — 12 in the third and final phase. The proposal included a total of 172,500 square feet of mini -warehouse storage. The applicant indicated an area for an office/ manager residence containing 2,000 square feet. A. PROPOSAL/REQUEST: The applicant is now requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will have a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini -storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The overall square footage of mini -storage is similar to the previously approved site plan. The applicant is proposing the placement of signage on each of the proposed lots abutting Stagecoach Road. The proposed site plan indicates each sign will be a maximum of thirty-six feet in height and one hundred square feet in area. The proposed vacuum stations will also have canopies with logo's on the stations. The applicant is requesting a variance from the Land Alteration Ordinance to allow the grading of the site with final development plans not immediate but in future phases. The applicant has indicated the retail building on Lot 1 and the mini -warehouse Buildings 2 — 6 will be developed in the first phase, Buildings 7 — 13 and the carwash facility will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini -warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini -warehouse buildings is fifteen feet. B. EXISTING CONDITIONS: The site contains an existing single-family home on a large tract. The area to the east of the site is a non -conforming salvage yard and there is a large tract of C-2 zoned property to the northeast. The area to the north of the site contains a PD- C for a mini -warehouse development and further north is the Harvest Foods 2 July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A shopping center. The area north and west of the site is zoned MF -24 and has developed as a retirement village with duplex housing. The area to the west of the site is zoned MF -18 and developed with multi -family housing. West of the site along Stagecoach Road is a vacant C-1 zoned site and a cemetery is located further west. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right -o# --way dedication and boundary street improvements meet Master Street Plan requirements. 2. A grading permit in accordance with Section 29-186 1 and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. Advance grading of the site with Phase I cannot be permitted unless approved by the Commission. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Ener: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve the rear lot. Central Arkansas Water requests that a 10 -foot - wide utility easement be dedicated adjoining the proposed access and utility easement to allow for the water main extension to serve the rear lot, meters and fire hydrant. Additional fire hydrant(s) will be required. Contact the Little Rock 3 July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of the 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATH: No comment received. F. ISSU ES/TECHNICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision of their PCD to add additional retail area to the east. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master and may require dedication of right-of-way and half -street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development GOAL listed this objective relevant to this case: To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. These action statements were included under this objective: 1) To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community, 2) Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments, 3) Assessing the impact of all new development on the environment, area infrastructure, and city services prior to approval and placing a higher importance upon traffic flow as a consideration in approving or denying development in the area and 4) Limiting commercial and office development in 4 July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. Landscape: The average width of the proposed street buffer along Stagecoach Road is less than the 50 -feet required by ordinance. Additionally, the width along a small portion of the western perimeter near the proposed dumpster location drops below the 6 -foot and 9 -inch minimum required by the Landscape Ordinance. 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 and that portion of the eastern perimeter that is adjacent to residential property. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request was an expansion of a previously approved planned development to allow the placement of a carwash facility on property recently acquired to the east. Staff requested Mr. White provide additional information concerning the proposed development. Staff requested information concerning the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini -warehouse facility and the location of the office/apartment, if applicable, which was indicated in the general notes section of the site plan. Staff also requested information concerning the proposed carwash facility. Staff questioned if there would be canopies located over the proposed vacuum stations and, if so, would there be a logo on the canopies. Staff also requested details concerning the proposed signage. Staff stated with a planned development there was no set standards and requested Mr. White furnish the total height and sign area being requested. Public Works comments were addressed. Staff stated the developer had requested a grading permit for the entirety of the site without immediate development plans for the rear of the lot. Staff stated they were supportive of this request but the Commission would have to approve a variance to the Land Alteration Ordinance to allow the grading activity to take place. Staff also stated 5 July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A a permit from the Arkansas State Highway and Transportation Department would be required for street improvements to Stagecoach Road. Landscaping comments were addressed. Staff stated the average buffer width and screening required would be fifty -feet adjacent to residentially zoned property. Staff noted the property to the east was a non -conforming salvage yard and the Commission could reduce the required buffer width and required screening if they deemed it inappropriate. Staff noted the required landscape strip would then be six feet nine inches. Staff noted comments from the various other reporting agencies and departments and suggested Mr. White contact them directly for additional information. There was no further discussion of the item. 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini -warehouse facility and removed the note concerning the office/apartment; indicating there will not be an office/manager's residence located on the site. The applicant has also indicated signage will be located on the proposed vacuum stations. The site plan indicates a fabric canopy with signage three feet wide, ten feet long and three feet tall. The site plan also indicates pole signs located on Lots 1 and 3. The signs are proposed as a maximum of thirty-six feet in height and one hundred sixty square feet in area; consistent with signage allowed in commercial zones per the Zoning Ordinance. Staff is supportive of the proposed canopy signage and the proposed pole signage. The applicant is requesting an advanced grading permit (a variance from the Land Alteration Ordinance) for the site. The site plan indicates grading activities will take place on the entirety of the site even though the development will be phased. The applicant has indicated the retail building and mini -warehouse Buildings 2 — 6 will be developed in the first phase, the carwash facility and Buildings 7 — 13 will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. Staff is supportive of this request. The applicant has addressed landscaping comments and is requesting a reduced buffer width along the eastern perimeter of the site. The property to the east is a non -conforming salvage yard and the applicant has indicated screening should not be required. The Commission may reduce the required buffer width and required screening if deemed inappropriate. The site plan indicates a minimum landscape strip of six feet nine inches. The applicant is also requesting a D July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A variance to allow a reduced street buffer width. The proposed site plan indicates a minimum of thirty -feet buffer adjacent to Stagecoach Road. Staff is supportive of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. The applicant is requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will be constructed as a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini -storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The site plan indicates the mechanical will be screening by the building with "cut-outs" put in place to shield the equipment. The overall square footage of mini -storage is similar to the previously approved site plan. Staff is supportive of the applicant's requested placement and layout of the proposed mini -warehouse buildings. The applicant has indicated the buildings and roof of the mini -warehouse buildings will be constructed of a galvalum material. The applicant has indicated the proposed material is non -reflective and should not cause a glare to nearby residents or passing motorists. Staff is supportive of the proposed construction material. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini -warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini -warehouse buildings is fifteen feet. Staff is supportive of the requested days and hours of operation and the proposed maximum building heights. To staffs 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 and the surrounding area. 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 requested variance to the Land Alteration Ordinance to allow advanced grading of the site. 7 July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A Staff recommends approval of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. White addressed the Commission on the merits of the application. He stated the development was adjacent to an auto salvage yard to the east and shown as Mix Office Commercial. Mr. White stated he felt a carwash was a good use for the site. Ms. Janet Berry addressed the Commission in opposition of the proposed request. She stated her objection was to the 24-hour operation of the mini -warehouse and the carwash facility. She questioned if the mini -warehouse development would have a keypad entrance. She stated if the developer would agree to limit the hours she would be more amenable to the proposed development. She also stated there was a concern of vending and telephones located on the site. Mr. Mark Broach addressed the Commission in opposition of the proposed request. He stated his home was located across the street from the proposed development. He also stated he worked for a communications company and he was well aware to the number of calls received from area residents when a carwash facility was opened adjacent to a neighborhood. Mr. Broach stated currently there were three carwash facilities located within a three mile radius of the site. He stated there was one facility planned and if this site were constructed there would be five carwash facilities in the area. Mr. Broach stated typically carwash facilities acted as bait for unsavory types. Mr. Oley Rooker Addressed the Commission in opposition of the proposed request. He stated he traveled the road often and his concern was with the sight distance. He stated the entrance was located to near'a curve which caused a dangerous situation. Mr. Broach addressed the Commission agreeing with Mr. Rooker and stating the speed of automobiles on the road was in excess of the posted speed limits. He stated on numerous occasions he would have to abort his turn into his driveway to keep from being hit while waiting to turn. Mr. White stated he felt the owner would be willing to close the facility from 12:00 am to 6:00 am. He stated he would agree that very few people would use the facility between those hours. He stated a keypad entrance would be used on the mini -warehouse facility to control access to the site. He stated there would not be any vending machines or telephones located on the site. July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7496-A Mr. White stated the development would share a driveway between the two lots abutting Stagecoach Road. He stated this would limit the number of conflicting turn movements into the site. He stated the developer would also install street improvements per the Master Street Plan. He stated the developer would construct a lane across the property frontage, which would allow a pull -off or a pass lane in the area. There was a general discussion of the proposed development. The Commission questioned the maximum building height. Mr. White stated the development would not be a truck wash facility. There was a general discussion of the existing roadway and the anticipated widening of Stagecoach Road. Staff stated on the short -side ten years. There was a general consensus the road widening would take much longer. Staff stated the developers half street improvements this would help the area. Staff stated the road was a State Highway and the City had little control. A motion was made to approve the request as amended including the applicant's request for advanced grading, the limiting the hours of operation and no vending or telephones on site. The motion carried by a vote of 8 ayes, 3 noes 0 absent. E ITEM NO.: 15 FILE NO.: Z -7496-A NAME: Lock and Load Mini -warehouse Revised Long -form PCD LOCATION: on the West side of Stagecoach Road, South of Otter Creek Parkway Plannin Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed vacuum facilities on the site. Will there be canopies over the vacuums with a logo or advertisement? If so indicate the proposed sign area. 3. Separate the indicated signs. Staff feels the location of two pylon signs as close as indicated on the site plan will create visual clutter. 4. The general notes section indicates the maximum building height of the office/apartment and car wash will not exceed 35 -feet. The indicated site plan does not locate an office/apartment use. Provide the location of the proposed office to serve the mini -warehouse facility. 5. Indicate the location of the mechanical equipment for the conditioned storage building. Provide details of any proposed screening of the mechanical equipment. 6. The applicant has indicated an eight -foot opaque fence along the perimeter of the mini -storage development. Label the proposed fencing material and height along %�5' the western property line. �e,,,mini -warehouse buildings. 7. Provide details of the proposed roof treatment of the 1"~ Variance/Waivers: A variance from the Land Alteration Ordinance to allow advanced grading for the entirety of Lot" without imminent construction plans for the rear portion of the site. Public Works: 1. The proposed right-of-way dedication and boundary street improvements meei Master Street Plan requirements. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. Advance grading of the site with Phase I cannot be permitted unless approved by the Commission. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, J< District VI and Public Works. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 5p �c Entergy: Approved as submitted., Center -Point Energy: No comment received SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve the rear lot. Central Arkansas Water requests that a 10 -foot -wide utility easement be dedicated adjoining the proposed access and utility easement to allow for the water main extension to serve the rear lot, meters and fire hydrant. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of the 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. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Maintain a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received CATA: No comment received. Planning Division: No comment received Landscape: The average width of the proposed street buffer along Stagecoach Road is less than the 50 -feet required by ordinance. Additionally, the width along a small portion of the western perimeter near the proposed dumpster location drops below the 6 -foot and 9 -inch minimum required by the Landscape Ordinance. 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 and that portion of the eastern perimeter that is adjacent to residential property. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 30, 2004.