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Home My WebLink AboutPC Minutes for Z-10009-071124July 11, 2024 ITEM NO.: 20 FILE NO.: Z-10009 NAME: Xcited Riverdale Mini-Warehouses – Conditional Use Permit LOCATION: 2510 Cantrell Road AGENT: White-Daters & Associates Timothy E. Daters 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 OWNER: Xcited Riverdale LLC 5100 JB Hunt Drive, Ste. 800 Rogers, AR 72758 SURVEYOR/ENGINEER: White-Daters & Associates, Inc 24 Rahling Circle Little Rock, AR 72223 AREA: 14.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02 CURRENT ZONING: C-3 VARIANCE/WAIVERS: Variance to allow wall sign without street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow an existing commercial building to be converted to a mini-warehouse use. There will be no modification to the exterior footprint of the building. A second floor will be constructed inside of the existing structure. July 11, 2024 ITEM NO.: 20 (Cont.) FILE NO.: Z-10009 2 B. EXISTING CONDITIONS: The existing structure contains 18,789 square feet. The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C) for the requested area. Surrounding the application area are all commercial uses. The property is to be used as mini storage. C. NEIGHBORHOOD COMMENTS: 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: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021Arkansas 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. July 11, 2024 ITEM NO.: 20 (Cont.) FILE NO.: Z-10009 3 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 provided 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 maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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. July 11, 2024 ITEM NO.: 20 (Cont.) FILE NO.: Z-10009 4 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 placed with the approval of the fire code official. 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 (Jason Lowder 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: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C) for the requested area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Surrounding the application area are all commercial uses. This site is not located in an Overlay District. Master Street Plan: Cantrell Rd is a Principal Arterial on the Master Street Plan. Principal Arterials are roads designed to serve through traffic, and to connect major traffic generators or activity centers within urbanized areas. The standard Right of way of 110 feet is required. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. July 11, 2024 ITEM NO.: 20 (Cont.) FILE NO.: Z-10009 5 Bicycle Plan: Cantrell Rd is not shown on the Master Bike Plan Map with existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant is requesting a conditional use permit to allow an existing commercial building to be converted to a mini-warehouse use. There will be no modification to the exterior footprint of the building. A second floor will be constructed inside of the existing structure. The existing property contains an 18,789 square foot structure. The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C) for the requested area. Surrounding the application area are all commercial uses. The property is to be used as mini storage. Section 36-557(a) requires all on-premises wall signs must face required street frontage. Applicant is requesting a variance to allow the sign to be on the west side of the building facing the parking lot. Any dumpsters on site must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. Any site lighting must be low-level and directed away from adjacent properties. Ample parking exists on the site to serve the proposed facility. Easements will be provided to allow cross access and parking with the lot immediately to the West. The applicant notes that Pulaski County Public Records yielded no bill of assurance for this property. Staff does not support the proposed CUP to allow conversion of the existing building to a mini-warehouse use. Staff believes another mini-warehouse development in this general area will represent a proliferation of this type of use within a relatively small area. There are currently three (3) other mini-warehouse uses within approximately ½ mile of this location as follows:  1320 Brookwood Drive  1020 Jessie Road  2000 Cantrell Road July 11, 2024 ITEM NO.: 20 (Cont.) FILE NO.: Z-10009 6 I. STAFF RECOMMENDATION: Staff recommends denial of the Conditional Use Permit application. PLANNING COMMISSION ACTION: (JULY 11, 2024) The item was deferred to the August 8, 2024 agenda at the request of the applicant.