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HomeMy WebLinkAboutZ-3602-B Staff AnalysisMay 31, 2018 ITEM NO.: 2 FILE NO.: Z -3602-B NAME: Kaufman Lumber Storage Building — Conditional Use Permit LOCATION: 3238 Mary Street OWNER/APPLICANT: Steve Wortman, Owner/White-Daters and Associates, Authorized Agent PROPOSAL: A conditional use permit is requested to allow for construction of a lumber storage building on this C-3 zoned property. SITE LOCATION: The site is located on the west side of Mary Street, one lot north of Asher Avenue. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Kaufman Lumber occupies the C-4 and 1-2 zoned properties across Mary Street to the east. The C-3 zoned properties along Asher Avenue to the south are occupied by a variety of uses; including retail sales and a private club. A multifamily development occupies the PD -R zoned property to the north. A vacant, R-3 zoned tract is adjacent to the west. The subject property currently contains two open-air lumber storage sheds. Replacing those two old structures with one totally contained lumber storage building will be an improvement and should be compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Fair Park, Curran -Conway and University District Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A 15,625 square foot warehouse building would typically require 12 parking spaces. This storage building is an extension of Kaufman Lumber which occupies the two blocks to the east. All required parking is provided on the main Kaufman property. No parking is provided on this site. A single drive off of Mary Street will provide access for delivery trucks and for Kaufman employees to enter and exit the site. May 31, 2018 ITEM NO.: 2 Cont. FILE NO.: Z -3602-B 4. SCREENING AND BUFFERS: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/) the full width requirement but in no case less than nine (9) feet or six (6) feet nine (9) inches in designated mature areas. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned PD -R and the property to the west is zoned R-3. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS - 1. Due to the proposed use of the property, the Master Street Plan specifies that Mary Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mary Street with planned development. The new back of curb should be located to align with the existing curb and gutter to the south and the same street width maintained across the subject property. Provide a detailed cost estimate prepared by a licensed engineer of the cost to improve Mary Street. 3. The proposed gates should open inward into the site and not outward into the right-of-way. 2 May 31, 2018 ITEM NO.: 2 Cont. FILE NO.: Z -3602-B 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Retain existing sewer easement. Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the south side of the property. OSHA and NESC clearances must be maintained during and after construction of the proposed building. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objections Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 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 2012 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. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 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 2012 Arkansas Fire Prevention Code Vol. 1 3 May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z -3602-B 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 maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 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. 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. 4 May 31, 2018 ITEM NO.: 2 [Cont. Fire Hydrants FILE NO.: Z -3602-B Locate Fire Hydrants as per Appendix C of the 2012 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCcD.Iittlerock.gov. 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments received. A bus route is located along Asher Avenue, just south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT (MAY 9, 2018) Joe White was present representing the application. Staff presented the item and noted little additional information was needed. The applicant was advised to provide a copy of the plat/bill of assurance for C. O. Brack Addition. Staff noted a portion of the proposed building extended into the formerly abandoned Brack Avenue right-of-way which created an issue since that former right-of-way was retained as a drainage and utility easement. In response to a question, Mr. White confirmed that there would be no openings in the west and north facades of the building, so the building itself could serve as screening. Staff asked for the typical days and hours of use. Public Works Comments were presented and discussed. Staff discussed the need for improvements to Mary Street adjacent to this site. It was noted that the applicant was requesting to contribute in -lieu towards street improvements utilizing 15% financial hardship under Section 30-284. It was noted that the in -lieu would amount to $18,000. The applicant was asked to provide a detailed cost estimate for the cost to improve Mary Street. 5 May 31, 2018 ITEM NO.: 2 FILE NO.: Z -3602-B Landscape Comments were presented. It was noted that buffer and screening variances were being requested. Other Agency Comments were noted. The applicant was advised to submit responses to staff issues by Wednesday, May 16, 2018. The committee forwarded the item to the full Commission. STAFF ANALYSI The C-3 zoned lot located at 3238 Mary Street is occupied by two open-air lumber storage sheds. Each shed covers an area of approximately 50'X 100'. The site is enclosed by a 6' tall chain-link fence with security wire above. Access is via a gate off of Mary Street. The remainder of the site, not covered by the two buildings, is asphalt -paved. The buildings are used for storage of lumber by Kaufman Lumber. The main part of the business occupies the two blocks to the east, across Mary Street. This site is not designed for customer usage. Kaufman is requesting approval of a conditional use permit to allow for removal of the two open-air storage sheds and the construction of a single enclosed building. The new building is proposed to be 15,625 square feet in area (125' X 125') and will occupy an area slightly larger than the existing buildings. The new building will be a steel structure with 26 ga. Galvalume roof panels. The maximum building height will be approximately 28 feet at the roof peak. Wall heights are just over 21 feet. The building will have no openings on its north and west facades so the structure itself will serve as screening for the apartment property to the north and the vacant residential lot to the west. Access to the building will be from the south. A gated entry off of Mary Street will provide access to the paved vehicular use area on the south side of the building. Once right-of-way for Mary Street is dedicated, the building will have a 0' setback on the east perimeter. New chain link fencing will extend from the face of the building to existing fencing on the north and south perimeters of the site. The applicant submitted a revised site plan in which the building has been south, out of the former Brack Avenue right-of-way; eliminating any concerns regarding construction over that former right-of-way. Hours of usage are Monday — Saturday, 7:30 a.m. — 5:00 p.m. The applicant is proposing an in -lieu payment to the City for required improvements to Mary Street. The estimated construction cost of the building is $120,000.00. Ordinance 30-284 allows the developer to contribute 15% of the construction cost when the required street improvement costs create a financial hardship. The applicant proposes to contribute $18,000.00 in -lieu. 0 May 31, 2018 ITEM NO.: 2(Cont.)FILE NO.: Z -3602-B Staff is supportive of the proposed CUP. Although there are variances associated with reduced setback and buffers, the proposed enclosed storage building will be a great improvement over the two existing open-air storage sheds. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the requested setback, buffer and screening variances to allow the development as proposed. Staff recommends approval of the requested 15% in -lieu towards the cost of street improvements for Mary Street. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above, including the variances and 15% in lieu. There was no further discussion. The item was placed on the consent agenda and approval as recommended by staff, including all comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. 7