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HomeMy WebLinkAboutZ-4578-B Statt AnalysisMarch 12, 2020 ITEM NO.: 4 FILE NO.: Z -4578-B NAME: 1203-1205 South University Mini -Warehouse — Conditional Use Permit LOCATION: 1203-1205 South University Avenue OWNER/APPLICANT: Jeff Gilbrech PROPOSAL: A conditional use permit is requested to allow the addition of mini -warehouse use in the basement level of an existing commercial/retail center on property zoned C-3. 1. SITE LOCATION 2 The site is located on the southeast corner of University Avenue and West 12th Street. COMPATIBILITY WITH NEIGHBORHOOD: This property is situated at the intersection of South University Street and West 12th Street. Both streets are highly trafficked commercial corridors. Along South University the development might be termed "strip development", as the commercial developments are sited on narrow properties with wide frontage onto University Avenue. Residential neighborhoods are developed behind the commercial sites. The land use pattern along West 12th Street east of University Avenue has commercial uses located on the north side continuing up to the south frontage of 1-630, with primarily residential uses punctuated with a few commercial incursions on the south side of the street. The pattern is somewhat reversed on West 12th Street going west from University Avenue. The commercial uses on the north side of the street give way to residential uses soon after the intersection of University Avenue and West 12th Street, while office and institutional uses dominate the south side of the street west to Hughes Street before giving way to largely industrial uses going west past the intersection with Rodney Parham. A mini -warehouse use would be compatible with both the commercial and residential development in the vicinity. Notice of the public hearing was sent to the Oak Forest, University District, and University Park neighborhood associations. 3. ON SITE DRIVES AND PARKING: The site is developed with building of approximately 20,643 square feet single - story above grade commercial structure with a basement of approximately March 21, 2020 ITEM NO.: 4 Cont. FILE NO.: Z -4578-B 16,000 square feet. The property contains medical/dental office, personal enhancement services, general office, and a tire shop. The basement level is vacant. Parking is situated around the building, primarily it is located between the rights-of-way and the building. Some parking would be gated as part of the proposed mini -warehouse use. Staff asserts the available parking is sufficient to provide ample parking for the existing tenant mix and the addition of the mini -warehouse use. Access to the site is via two drives from West 12th Street, located near the east property line and near the midpoint of the structure. A single site access is found near the south property line from South University Avenue shop. The access to the mini -warehouse use would be through a gate on the south side of the building. 4. SCREENING AND BUFFERS: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. Any existing vehicular use area that does not meet current code requirements may continue as nonconforming until such a time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. 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. ORKS:1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of University Avenue and 12th Street. 4. Portions of the proposed property appear to be located within the 100 -year floodplain as shown on the effective FIRM dated July 6, 2015. A new flood study was recently conducted by FEMA and preliminary FIRMs dated July 29, 2 March 21, 2020 ITEM NO.: 4 [Cont. FILE NC.: Z -4578-B 2019 are currently proceeding through the adoption process. A determination should be made by a licensed surveyor to determine whether the finished floor elevation is above the base flood elevation as shown on the July 29, 2019 preliminary FIRM. Prior to issuance of a certificate of occupancy, an elevation certificate should be prepared on the existing structure. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. 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 comments received. Fire Department: Full Plan review 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 3 March 21, 2020 ITEM NO,:: 4 Cont. FILE78-8 Of of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial ❑evel❑ menu — 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 17104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 02,000 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. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 'I 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 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. ILI March 21, 2020 ITEM NO.: 4 Cont.)_ FILE NO.: Z -4578-B 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 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: This may be a change in occupancy and there are many variables to determine if the building is suited for the use. Firewall separation must be determined before occupancy can take place. Building modifications may be required. Please contact a commercial plans examiner to coordinate review: Curtis Richey at 501.371.4724 Steve Crain at 501.371-4875 7. TRANS PORTATION/PLANNIN County Planning: No comments received. Rock Region METRO: No comments received. Planning Division: No comments received. SUBDIVISION COMMITTEE COMMENT crichey(c-D-Iittlerock. gov or scrain -_littlerock.gov (February 19, 2020) The applicant was present. Staff introduced the item and requested information on any proposed signage and reminded the applicant of the requirement for notification of property owners. March 21, 2020 ITEM NO.: 4 dont. FILE NO.: Z -4578-B Public works discussed the right-of-way requirements and indicated the combination of the abutting streets being fully developed and also the existing parking would necessitate some flexibility regarding dedication of additional right-of-way. The comments indicated were the full dedications to comply with the Master Street Plan; however, the applicant could request a waiver or deferral of the dedications. A new flood study was conducted by FEMA for the area and preliminary Flood Insurance Rate Maps (FIRMS) are being reviewed and considered for adoption. A determination should be made by a licensed surveyor based upon this preliminary FIRM as to whether the basement, being the lowest finished floor of the structure, is above the base flood elevation as shown on the preliminary FIRM. Prior to the issuance of a certificate of occupancy, an elevation certificate should be prepared. Other comments were generally noted. The applicant was advised to respond to comments and issues by February 26, 2020. The item was forwarded by the committee for consideration by the planning commission. STAFF ANALYSIS: A conditional use permit was granted in January 1986 for the construction of the portion of the building containing the tire shop and the section closest to the intersection of South University Avenue and West 12th Street. It was indicated a basement of approximately 8,250 square feet would be constructed and was to be used only as storage. It would appear this proposal is in line with the initial plan; however, in taking a conservative view, staff would assert the storage was to be in conjunction with the users of the main level of the building and not to be rented to other users. The applicant has indicated the facility will be gated and have access via a key card system. The rear perimeter would be fenced to provide security. Proposed access hours would be 6 am to 11 pm. Securing lighting would be installed on the back of the building, These lights would be directed downward and designed to minimize the light that would leave the property. The current proposal would be for a number of units to be accessed via rollup doors and smaller units accessed through man doors. No additional signage is proposed at this time. Existing signage may be refaced. Any new signage would be required to comply with the commercial signage standards of the zoning ordinance. The applicant and Public Works coordinated on meeting the requirements of the Master Street Plan regarding the rights-of-way for South University Avenue and West 12th all March 21, 2020 ITEM NO.: 4 (Cont. FILE NO.: Z -4578-B Street. It has been agreed by them that a waiver or deferral of the donation of right-of- way for South University Avenue until such time as (i) exterior wall configuration is changed, (ii) the existing building is demolished and a new building constructed or (iii) the City of Little Rock notifies the property owner that (a) additional right-of-way is needed for a future street or drainage improvement project and (b) it is prepared to pay the fair market value for the area needed for either project. The requirement for the radial dedication at the intersection of South University Avenue and West 12th Street would dedicated with this approval, as well as along West 12th Street for the entire property frontage to 35ft from centerline, provided the dedication does not create a building setback line making any existing improvements nonconforming. The applicant has had preliminary conversation with the fire department and the commercial building section and will comply with requirements. An elevation certificate would be obtained to certify the finished floor elevation is above the base flood elevation. Staff is supportive of the request as it would allow for an appropriate use of this currently vacant space to support area residents and businesses with meeting their storage needs. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP to allow the basement level to be used as mini -warehouse subject to compliance with the comments and conditions outlined in Sections 4, 5, and 6 of the agenda staff report. Staff also recommends approval of the deferred dedication of the South University Avenue right-of-way. PLANNING COMMISSION ACTION: (MARCH 12, 2020) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved"as recommended by staff, including all staff comments and conditions. The vote was 7 ayes, 0 noes, and 4 absent. F