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HomeMy WebLinkAboutStaff Report for Z-4243-DJanuary 12, 2023 ITEM NO.: 5 FILE NO.: Z-4243-D NAME: I-630 Business Park – Revised Conditional Use Permit LOCATION: 1200 John Barrow Road DEVELOPER: I-630 Business Park LLC 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Sowell Architects Nathan Monan (Agent) 1315 North St, Suite 100 Conway, AR 72034 SURVEYOR/ENGINEER: Sowell Architects 1315 North St, Suite 100 Conway, AR 72034 AREA: 5.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.09 CURRENT ZONING: C-3 VARIANCE/WAIVERS: No variances requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to revise a Conditional Use Permit to allow the use of four (4) existing buildings within a C-3 zoned property at 1200 John Barrow Road to be renovated for an Indoor Self Storage Facility. January 12, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D 2 B. EXISTING CONDITIONS: The site is currently developed with six (6) existing buildings containing commercial retail structures on the east of the site and self-storage units to the west. The site contains two (2) paved access drives connecting to John Barrow Road and paved parking areas adjacent to the commercial retail spaces with drives between the storage unit buildings. C. 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. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. CenterPoint Summit Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comment. 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. January 12, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D 3 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. 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 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. January 12, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D 4 Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: The site development must comply with the City’s Landscape Ordinance (Chapter 15). G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comment. H. ANALYSIS: The applicant is requesting to revise a Conditional Use Permit to allow the renovation of four (4) existing buildings within a C-3 zoned property at 1200 John Barrow Road to be renovated for Indoor Self Storage Units. The site is currently developed with six (6) existing buildings containing four (4) commercial retail structures on the east of the site and two (2) existing self-storage units to the west. The site contains two (2) paved access drives connecting to John Barrow Road and paved parking areas adjacent to the commercial retail spaces. The applicant proposes to r enovate four (4) of the existing (49,440 square foot) commercial retail structures on the east portion of the site to self-storage units. The two (2) eastern most buildings adjacent to John Barrow Road will be reconfigured with internal corridors connecting the internal storage units. The existing glazed “storefronts” facing John Barrow Road on the east facade will remain with a painted surface so as to maintain the buildings current appearance. Any modifications to the front façade facing John Barrow Road must comply with Section 36-434 of the John Barrow Design Overlay District regulations. The remaining two (2) centrally located structures will have a combination of internal corridors and exterior entryways for the storage units. January 12, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D 5 The applicant proposes to renovate a 1,276 square foot area on the south end of the east building to create a new office space for an on-site manager. The office will be occupied during normal working hours and the manager will not live on the site. The business will be open Monday – Friday: 8:00 am to 5:00 pm and Saturday 8:00 am to 4:00 pm. The tenants will have access to the units using an individual code for their unit and the main gate. The site plan shows the existing paved drives and parking areas which circle the property and run between the structures to remain for customer parking. The parking spaces provided include one-hundred-sixty-one (161) regular spaces, and three (3) handicap spaces. Staff believes the proposed parking layout will be sufficient to serve the proposed use. The applicant notes that the existing access gates located on the drives connecting to John Barrow Road will remain in their current location along with the existing perimeter fence around the property. The applicant notes that there are no modifications planed to the existing landscaping or buffers on the site. Any modifications to the existing landscaping for installation of new landscaping must comply with Chapter 15 of the City’s Landscape Ordinance. The site plan shows two (2) existing dumpsters located at the northwest corner of the site to remain. The dumpsters must be screened as per Section 36-523 of the City’s Zoning Ordinance. All new site lighting must be low level and directed away from adjacent properties per ordinance requirements. The site plan shows an existing monument sign located in the east perimeter landscape area of the site adjacent to John Barrow Road. The applicant proposes to provide a new wall mounted sign near the entry to the new office space at the southeast corner of the property facing John Barrow Road. All proposed signage for the development must conform to Section 36-555 of the City’s Zoning Ordinance (Signs allowed in commercial zones) and the John Barrow Overlay District requirements. 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 renovation of the existing structures for an expanded self-storage unit development. Staff views the request as reasonable. The property is in an area surrounded by uses of similar January 12, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D 6 intensity, with similar commercial developments adjacent to the property to the northeast, and south along John Barrow Road. Staff believes the proposed development will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit, subject to compliance with the comments and conditions outlined in paragraphs E and F, and the staff analysis, of the agenda staff report.