HomeMy WebLinkAboutBOD Staff Report 040924OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 19, 2024 AGENDA
Subject
An Ordinance establishing
a Planned Zoning
Development titled Need
Space Mini -Storage — PD-C
located approximately 433
feet north of Highway 10,
east side of The Divide
Parkway. (Z-5099-I)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Emily Cox
Interim City Manager
The applicant requests to rezone the 4.50 acre property
from 0-3 to PD-C to allow a mini -warehouse development.
I None
Approval of the Ordinance
The applicant proposes to rezone a 4.50 acre site from C-3
to PD-C to develop a mixture of thirteen (13) climate -
controlled storage and non -climate controlled storage
buildings including an office in Building 1. The property is
located approximately 515 feet north along The Divide
Parkway from the intersection of Cantrell Road.
The site is currently vacant and mostly wooded. The
property is bordered on three (3) sides by a mixture of
zoning and uses. Properties to the immediate south are
zoned commercial.
BACKGROUND
CONTINUED
The front building setback is fifty (50) feet, side setbacks
ten (10) feet and a rear setback ten (10) feet.
The facility office will be staffed from 8:00 am to 5:00 pm
and will only be accessible to customers from 6:00 am to
9:00 pm. The applicant notes this will not be a
24-hour access facility. The property will not be fully
gated, however there will be an entry gate at the entrance
past Building 1.
The site plan shows twelve (12) parking spaces located on
the east side of Building 1 available for the office use.
Section 36-502(3)(c) of the City's Zoning Ordinance
would typically require six (6) parking spaces. Thirteen
(13) 15'x36' parking spaces are available in the center of
the site. Staff feels the parking is sufficient to serve the
proposed use.
Building 1 will contain a manager's office (25'x25') and
the climate -controlled units (85'x190') for the facility.
Buildings 2, 3, 4, 5, 6, 9, 10, 12, 13, 14 and 15 will be
utilized for non -climate controlled storage. The various
non -climate controlled buildings range from 1,000sf to
4,500sf in area. Building 11 is the only open
mini -storage unit and will be covered. The site plan
submitted by the applicant shows no buildings labeled as 7
and 8.
All sight lighting will be low-level and directed away from
adjacent properties.
A signage plan was not submitted with this application,
however the applicant notes any signs posted at the site will
be in compliance in accordance with Section 36-555 of the
City's Zoning Ordinance (signs permitted in commercial
zones).
The site plan does not show a dumpster on the site. The
applicant notes no dumpster will be installed. Any future
dumpster installed at the site must comply with Section
36-523 of the City's Zoning Ordinance.
On February 8, 2024, the Planning Commission voted
7 ayes, 2 noes and 2 absent, to approve the PD-C rezoning.
There were two (2) objectors present.
2
BACKGROUND All owners of property located within 300 feet of the site
CONTINUED and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
— COMMERCIAL TITLED NEED SPACE MINI -STORAGE —
PD-C, LOCATED AT EAST SIDE OF THE DIVIDE PARKWAY,
APPROXIMATELY 433 FEET NORTH OF HIGHWAY 10
(Z-5099-I), CITY OF LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from 0-3, General Office District, to PD-C, Planned District - Commercial:
Z-5099-I — DESCRIBED AS A PART OF THE SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 15,
TOWNSHIP 2 NORTH, RANGE 14 WEST, PULASKI COUNTY,
ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 1R OF
REPLAT OF LOTS 1 AND 2, NORTHWEST TERRITORY
ADDITION, LITTLE ROCK, ARKANSAS, AS SHOWN ON PLAT
FILED FOR RECORD ON JULY 3, 2007 AS DOCUMENT NUMBER
2007051689, RECORDS OF PULASKI COUNTY, ARKANSAS;
THENCE NORTH 01032'09" EAST, ALONG THE EAST LINE OF
SAID LOT 1R, A DISTANCE OF 40.76 FEET TO THE POINT OF
BEGINNING; THENCE NORTH 0192109" EAST, CONTINUING
Page 1 of 3
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ALONG SAID EAST LINE AND THE NORTHERLY EXTENSION
THEREOF, A DISTANCE OF 267.89 FEET TO A POINT; THENCE
SOUTH 87057'54" EAST, A DISTANCE OF 768.09 FEET TO A
POINT LYING ON THE WESTERLY RIGHT-OF-WAY LINE OF
THE DIVIDE PARKWAY; THENCE SOUTH 17047'56" WEST,
ALONG SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE
OF 115.77 FEET TO THE POINT OF CURVATURE OF A CURVE
CONCAVE TO THE SOUTHEAST, HAVING A RADIUS OF 985.37
FEET, A CENTRAL ANGLE OF 09°16'56", A CHORD BEARING OF
SOUTH 13009'30" WEST AND A CHORD DISTANCE OF 159.46
FEET; THENCE SOUTHWESTERLY ALONG THE ARC OF SAID
CURVE AND CONTINUING ALONG SAID WESTERLY RIGHT-
OF-WAY LINE, A DISTANCE OF 159.63 FEET TO A POINT;
THENCE NORTH 87057'54" WEST, DEPARTING SAID CURVE
AND SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF
703.54 FEET TO THE POINT OF BEGINNING.
CONTAINING IN ALL 196,020 SQ. FT. OR 4.50 ACRES, MORE OR
LESS.
SUBJECT TO EASEMENTS, RESTRICTIONS, RESERVATIONS
AND RIGHTS -OF -WAY OF RECORD.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Need
Space Mini -Storage — PD-C, located at East side of The Divide Parkway, approximately 433
feet North of Highway 10 (Z-5099-I) is conditioned upon obtaining final plan approval within
the time specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
Page 2 of 3
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SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-5099-1
NAME: Need Space Mini -Storage — PD-C
LOCATION: Approximately 433 feet north of Highway 10, east of The Divide Parkway
DEVELOPER:
Focal Point Investments, LLC
8888 Mid -South Drive, Ste. 116
Olive Branch, MS 38654
OWNER/AUTHORIZED AGENT:
Kyle Ham (Agent)
Focal Point Investments, LLC
8888 Mid -South Drive, Ste. 116
Olive Branch, MS 38654
SURVEYOR/ENGINEER:
Benchmark Land Surveying, Inc.
2500 Alexander Drive, Ste. A
Jonesboro, AR 72403
AREA: 4.50 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone a 4.50 acre site from C-3 to PD-C to develop a
mixture of thirteen (13) climate -controlled storage and non -climate controlled
storage buildings including an office in Building 1. The property is located
approximately 433 feet north along The Divide Parkway from the intersection of
Cantrell Road.
FILE NO.: Z-5099-1 (Cont.
B. EXISTING CONDITIONS:
The site is currently vacant and mostly wooded. The property is bordered on three
(3) sides by a mixture of zoning and uses. Properties to the immediate south are
zoned commercial.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
2. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Perm its(@iittlerock.g ow to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than '/z acre, $200.00 for % to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
5. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
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FILE NO.: Z-5099-1 (Cont.
6. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
7. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
8. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb and
gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or
concrete driveway aprons. All work within the public right-of-way shall
conform to City of Little Rock Public Works Standard Details and ADA
accessibility requirements.
9. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted to the Department of Planning and
Development Engineering Division prior to recording of the final plat. This
information shall include but not limited to pipe inverts, length of pipe, size of
pipe, type of pipe, slope of pipe, and type of inlets.
10. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to the developer acquiring a final
certificate of occupancy for the buildings.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
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FILE NO.: Z-5099-1 (Cont.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
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FILE NO.: Z-5099-1 (Cont.)
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between access.
30' Tall Buildings-- Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates.
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
FILE NO.: Z-5099-1 (Cont.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
0
FILE NO.: Z-5099-I Cont.
Plannina Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows
Public/Institutional (PI) for the requested area. The Public/Institutional (PI)
category includes public and quasi -public facilities that provide a variety of services
to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals. The application is to rezone from POD to PD-C. The
purpose is for Mini -Storage.
The application area encompasses the southernmost 4.5 acres +/- of an
approximate 57 acre undeveloped wooded tract. North of the site is 260 unit
apartment complex. To the south of the site is undeveloped acreage, an
automotive maintenance business and a car wash. Abutting the west boundary is
a mini storage facility with 400+ units.
This site is not located in an Overlay District.
Master Street Plan:
The Divide Parkway is a Local Street on the Master Street Plan. A Local Street
which abuts non-residential or residential use which is more intense than duplex
or two -unit residential is a Commercial Street. These streets have the same design
standard as a Collector. Right-of-way is 60'. Sidewalks are required on both sides.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone a 4.50 acre site from C-3 to PD-C to develop a
mixture of thirteen (13) climate -controlled storage and non -climate controlled
storage buildings including an office in Building 1. The property is located
approximately 515 feet north along The Divide Parkway from the intersection of
Cantrell Road.
The site is currently vacant and mostly wooded. The property is bordered on three
(3) sides by a mixture of zoning and uses. Properties to the immediate south are
zoned commercial.
The front building setback is fifty (50) feet, side setbacks ten (10) feet and a rear
setback ten (10) feet.
7
FILE NO.: Z-5099-1 (Cont.)
The facility office will be staffed from 8:00 am to 5:00 pm and will only be accessible
to customers from 6:00 am to 9:00 pm. The applicant notes this will not be a
24-hour access facility. The property will not be fully gated, however there will be
an entry gate at the entrance past Building 1.
The site plan shows twelve (12) parking spaces located on the east side of
Building 1 available for the office use. Section 36-502(3)(c) of the City's Zoning
Ordinance would typically require six (6) parking spaces. Thirteen (13) 15'x36'
parking spaces are available in the center of the site. Staff feels the parking is
sufficient to serve the proposed use.
Building 1 will contain a manager's office (25'x25') and the climate -controlled units
(85'x190') for the facility. Buildings 2, 3, 4, 5, 6, 9, 10, 12, 13, 14 and 15 will be
utilized for non -climate controlled storage. The various non -climate controlled
buildings range from 1,000sf to 4,500sf in area. Building 11 is the only open
mini -storage unit and will be covered. The site plan submitted by the applicant
shows no buildings labeled as 7 and 8.
All sight lighting will be low-level and directed away from adjacent properties.
A signage plan was not submitted with this application, however the applicant
notes any signs posted at the site will be in compliance in accordance with Section
36-555 of the City's Zoning Ordinance (signs permitted in commercial zones).
The site plan does not show a dumpster on the site. The applicant notes no
dumpster will be installed. Any future dumpster installed at the site must comply
with Section 36-523 of the City's Zoning Ordinance.
Staff is supportive of the PD-C zoning request. The applicant provided responses
and additional information to all issues raised during staffs review, and to staff's
knowledge, there are no issues with this application. The property is bordered on
three (3) sides by a mixture of zoning and uses. Properties to the immediate south
contain commercial zoning and uses. DOB Enterprises, Inc., operates a 7.25 acre
mini -storage facility located approximately 333 feet west of the proposed site which
will be much smaller in scope encompassing 4.50 acres. Therefore, staff feels the
addition of another, smaller mini -storage facility have an adverse impact on the
area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
FILE NO.: Z-5099-I Cont.
PLANNING COMMISSION ACTION: (FEBRUARY 8, 2024)
The applicant was present, representing the application. Staff presented the item and a
recommendation for approval. There were 2 persons in opposition. Darrell Baker and
Dan Lusk spoke concerning the saturation of storage building in the area. After general
discussion, there was a motion to approve the application. There was a second. The
vote was 7 ayes, 2 nays and 2 absent. The application was approved.
tiJ'