HomeMy WebLinkAboutZ-1580-A Staff Report
ITEM NO.: 1 FILE NO.: Z-1580-A
NAME: Life Storage – Conditional Use Permit
LOCATION: 4520 South University Avenue
DEVELOPER:
Brookwood- University LLC 10202 Jefferson Highway, Suite B2
Baton Rouge, LA 70809
OWNER/AUTHORIZED AGENT:
Darragh Investment Co. Brian Dale – Agent
Joe White Associates
25 Rahling Circle, Suite A-2 Little Rock AR 72223
SURVEYOR/ENGINEER:
Joe White Associates
25 Rahling Circle, Suite A-2 Little Rock AR 72223
AREA: 1.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: C-3
VARIANCE/WAIVERS: No variances requested.
ITEM NO.: 1 (Cont.) FILE NO.: Z-1580-A
PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the use of an existing C-3 zoned property at 4520 South University Avenue for a new three (3) story 119,700 square foot
Indoor Self Storage Facility.
EXISTING CONDITIONS:
The site is currently undeveloped. The foundation for a building which previously occupied the site is located within the north half of the property. Paved parking is located on the
east, west, and south sides of the old building foundation. Access drives are located along the south and west property lines.
NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing.
ENGINEERING COMMENTS:
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.
Is the existing driveway access on Kramer Street being removed or remaining in place?
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 Permits@littlerock.gov 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 ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
If a grading permit is not required for the proposed site work, all construction work must include appropriate drainage and erosion control measures (i.e., silt fencing, mulching hydro-seeding,
etc.) to protect the municipal storm water drainage system and neighboring properties from sediment runoff. New development may be subject to inspections for compliance.
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.
Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued by the Department of Planning and Development. Contact
Public Works Traffic Engineering at 621 S. Broadway 501-379-1805 with any questions or for more information.
Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior
to the issuance of a certificate of occupancy.
Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built
plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city-administration/city- departments/public-works/applications-details-and-manuals/.
Provide the as- built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov.
If you have any questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or
at 501-918-5348 or email Permits@littlerock.gov.
A maintenance bond for 50% of total construction costs for all completed public street and drainage improvements within City right of way and as-built storm drainage infrastructure plans
shall be provided to the Department of Planning and Development before the issuance of a final certificate of occupancy.
A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. 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.
Obtain Traffic Control permits prior to doing any street cuts or curb cuts. Obtain Traffic Control permits prior to doing any work on city streets or in the right-of- way. Contact Traffic
Engineering at 501-379-1800 for more information.
Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement.
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.
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-I-2 (A-B).
Contact Planning and Development Dept., Civil Engineering Private Development 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.
A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found a thttps://www.littlerock
.gov/city-administration/city- departments/public-works/ . Special Flood Hazard Development Permits are issued by the Public Works Department at 701 West Markham Street and no fee collected
for issuance. Contact Planning and Development Dept. Civil Engineering Private Development at 501-371-4817 or 501-918-5348 or CEPermits@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
Due to the proposed structure being located within the 100-year floodplain, an elevation certificate of the finished floor elevation must be provided to the Public Works Department at
701 West Markham Street prior to the issuance of a certificate of occupancy. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or 501-918-5348
or CEPermits@littlerock.gov to schedule an appointment for acceptance or to answer any questions.
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No Comments Received
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water service must be met.
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required.
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.
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. 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 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
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.
ITEM NO.: 1 (Cont.) FILE NO.: Z-1580-A
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 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 2012 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.
Fire Hydrants
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 Marshals 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 received.
BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
ITEM NO.: 1 (Cont.) FILE NO.: Z-1580-A
Landscape:
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 (½) the full width requirement but in no case be less than
nine (9) feet.
Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three
(3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet.
A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9)
feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip.
Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted
in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building.
Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an
interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven
and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces.
An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect.
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.
TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received. Planning Division: No comment.
ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow the use of an existing C-3 zoned property at 4520 South University Avenue for a new three (3) story 119,700 square foot
Indoor Self Storage Facility.
The site is currently undeveloped. The foundation for a building which previously occupied the site is located within the north half of the property. Paved parking is located on the
east, west, and south sides of the old building foundation. Access drives are located along the south and west property lines.
The proposed site plan includes a new paved access drive connecting to First Tee Way to the south of the development with two directional traffic flow lanes going east to west. No other
access drives are proposed. The site plan shows a new paved parking area along the south side of the new building with fifteen (15) parking spaces. The parking spaces proposed include
eleven (11) regular spaces, one (1) handicap space, and three (3) large loading zone parking spaces. Two (2) of the proposed spaces will be reserved for the employees. Staff believes
the proposed parking layout will be sufficient to serve the proposed use.
The proposed site plan shows a new structure centered on the 1.95-acre site with Stucco, EIFS, and metal exterior finishes. The applicant states that the new structure will be approximately
119,700 square feet and be three (3) stories in heigh,t not to exceed 35’ feet. The structure will contain climate-controlled storage units with indoor storage only and no outdoor storage
allowed on the site.
The site plan shows the new structure setback from the property lines a minimum of 25 feet on the south, east, and west sides, and a minimum of 15 feet on the north.
The applicant states that there will be no fencing on the site.
The applicant states that the dumpster for the development will be stored inside the new structure and rolled outside on “trash service days”.
All site lighting will be low level and directed away from adjacent properties.
A monument sign is proposed near the southeast corner of the site adjacent to the First Tee Way and South University Avenue intersection. All proposed signage for the development must
conform to Section 36-555 of the City’s Zoning Ordinance. (Signs allowed in commercial zones).
The applicant states that the new structure will contain an office space for two (2) employees including a small break room and toilet. The business will be open Monday – Saturday: 9:30
am to 6:00 pm and Sunday 10:00 am to 4:00 pm. The tenants will have access to the units typically from 7:00 am to 9:00 pm seven (7) days a week.
The applicant provided responses and additional information to all issues raised during the staff’s review of the application. To the staff’s knowledge, there are no outstanding issues.
Staff is supportive of the requested Conditional Use Permit to allow the construction of a new conditioned self-storage unit development. Staff views the request as reasonable. The property
is in an area surrounded by uses of similar intensity, with similar commercial developments adjacent to the property to the north, east, and south along University Avenue. Staff believes
the proposed development will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit to allow the construction of a new conditioned self-storage unit development subject to compliance with the comments
and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report